Posted by Chris Eller on November 11, 2003, 4:31 pm
Hello all. My wife and I are 99% through the process of purchasing a home
for the first time. I'll be following the inspector through the home
tomorrow. I plan on taking notes along with him, but I was hoping to
glean some information from the pool of experience here.
Are there things I should especially keep an eye peeled for during the
inspection? This is in south central Indiana, the home was built in 1965
and it has been raining today and is forcast to rain more tomorrow. The
home has an unfinished basement (smelled and looked very dry during a
prior visit, but it had not rained recently).
Thank you all in advance!
Chris
Posted by Joe Esposito on November 11, 2003, 4:59 pm
From someone who learned the hard way.....
First thing... if you hired one of those $300 inspectors
(Homecheck...) be careful because they typically aren't "deal
breakers"
Since it is raining check the basement for leaks. If the rim
joist/sill plate area is open check for mold. White/Yellow Mold is
common in humid basements.
If the attic is unfinished check to see if there is adequate
ventilation (soffits/ridge vents...etc). If the attic insulation is
stuffed into the soffit vent area pull some of the insulation back to
check for Black Mold.
Also, if the home inspector wants to skip looking at an area because
of the homeowners items are blocking access.... insist that he/she
looks at the area.... don't assume that everything is OK.
Also look at obvious things like leaking faucets(turn them on
full-way).
If you see something that looks out of place (furniture... soap
dish...etc) try to move look around the object to see if they are
hiding something.
Also, get the termite inspection, radon test and CO test if you have a
gas furnace/water heater. Have the home inspector check the CO level
on the gas furnace for a cracked heat exchanger. Check the air filter
to see how the homeowner maintains the furnace.
A little bit a paranoia will ensure that you are not buying a
nightmare......
Joe E.
On Tue, 11 Nov 2003 21:31:02 +0000 (UTC), Chris Eller
>Hello all. My wife and I are 99% through the process of purchasing a home
>for the first time. I'll be following the inspector through the home
>tomorrow. I plan on taking notes along with him, but I was hoping to
>glean some information from the pool of experience here.
>Are there things I should especially keep an eye peeled for during the
>inspection? This is in south central Indiana, the home was built in 1965
>and it has been raining today and is forcast to rain more tomorrow. The
>home has an unfinished basement (smelled and looked very dry during a
>prior visit, but it had not rained recently).
>Thank you all in advance!
>Chris
Posted by Tony Hwang on November 11, 2003, 5:07 pm
Hi,
Professional inpspector(real one) is much better than ordinary would be
home owner. He carrys insurance to cover his/her mistkaes as well.
300.00 well spent in many cases.
Tony
Joe Esposito wrote:
> From someone who learned the hard way.....
>
> First thing... if you hired one of those $300 inspectors
> (Homecheck...) be careful because they typically aren't "deal
> breakers"
>
> Since it is raining check the basement for leaks. If the rim
> joist/sill plate area is open check for mold. White/Yellow Mold is
> common in humid basements.
>
> If the attic is unfinished check to see if there is adequate
> ventilation (soffits/ridge vents...etc). If the attic insulation is
> stuffed into the soffit vent area pull some of the insulation back to
> check for Black Mold.
>
> Also, if the home inspector wants to skip looking at an area because
> of the homeowners items are blocking access.... insist that he/she
> looks at the area.... don't assume that everything is OK.
>
> Also look at obvious things like leaking faucets(turn them on
> full-way).
>
> If you see something that looks out of place (furniture... soap
> dish...etc) try to move look around the object to see if they are
> hiding something.
>
> Also, get the termite inspection, radon test and CO test if you have a
> gas furnace/water heater. Have the home inspector check the CO level
> on the gas furnace for a cracked heat exchanger. Check the air filter
> to see how the homeowner maintains the furnace.
>
> A little bit a paranoia will ensure that you are not buying a
> nightmare......
>
> Joe E.
>
> On Tue, 11 Nov 2003 21:31:02 +0000 (UTC), Chris Eller
>
>
>>Hello all. My wife and I are 99% through the process of purchasing a home
>>for the first time. I'll be following the inspector through the home
>>tomorrow. I plan on taking notes along with him, but I was hoping to
>>glean some information from the pool of experience here.
>>
>>Are there things I should especially keep an eye peeled for during the
>>inspection? This is in south central Indiana, the home was built in 1965
>>and it has been raining today and is forcast to rain more tomorrow. The
>>home has an unfinished basement (smelled and looked very dry during a
>>prior visit, but it had not rained recently).
>>
>>Thank you all in advance!
>>
>>Chris
>
>
Posted by B a r r y B u r k e J r . on November 11, 2003, 7:22 pm
On Tue, 11 Nov 2003 16:59:10 -0500, Joe Esposito
>From someone who learned the hard way.....
>First thing... if you hired one of those $300 inspectors
>(Homecheck...) be careful because they typically aren't "deal
>breakers"
As well as inspectors that are recommended by real estate agents.
Agents HATE "deal breaker" inspectors, as they would rather see you
unknowingly buy a money pit rather than lose a commission. They'll
usually recommend someone who will point out a leaky pipe, or a dead
outlet, but not the fact that the roof is 5 years past it's
replacement point, or the furnace is dying.
I, and my extended family, have used a local guy who agents hate,
10-15 times for investment properties and homes. In two cases, his
inspections have broken deals, which is exactly why I hire him. In
other cases he has provided genuine, useful negotiation material for
me to lower the price.
Broken deal #1 was a rotted mud sill that was NOT apparent. Broken
deal #2 involved an active termite colony, even though the seller
stated the home was termite free, and a large chain pest removal
company had warranted the home as pest free THE DAY BEFORE! <G>
This guy works roughly as follows:
Enter the home, turn on all hot and cold water, lights, and climate
controls full blast, leave it on during inspection. Heat and A/C
systems will compete if they are separate.
Check the sills, foundation, porches, exterior columns, driveway,
etc...
Check the roofing, chimney, vents, soil pipes, etc... for condition,
operation, and flashing / seal condition.
Work from the attic down to the basement on the interior. Why
downward? The water's been running all this time, and we're looking
for travelling leaks that may take time to appear from pipe and cable
holes in the basement.
The furnace, A/C, water , and electricity should continue to function
properly under full load throughout the inspection.
All along, he's testing outlets, doors, windows, appliances, etc...
for proper operation, looking for evidence of water leaks, pest and
rodent damage, ice dams, fire / calamity repairs.
He does not note things like missing interior trim, peeling paint or
wallpaper, etc... As he puts it, "You can SEE that". <G> If the home
has a septic system he will recommend that it be pumped and inspected
by a specialist.
All in all, he takes about three hours for a typical single family
home. He will not do the inspection without the buyer present and at
his side for all but climbing on the roof.
Barry
Posted by Wendy Chatley Green on November 11, 2003, 7:40 pm
For some inexplicable reasons, B a r r y B u r k e J r .
:On Tue, 11 Nov 2003 16:59:10 -0500, Joe Esposito
:
:>From someone who learned the hard way.....
:>
:>First thing... if you hired one of those $300 inspectors
:>(Homecheck...) be careful because they typically aren't "deal
:>breakers"
:
:As well as inspectors that are recommended by real estate agents.
:
:Agents HATE "deal breaker" inspectors, as they would rather see you
:unknowingly buy a money pit rather than lose a commission. They'll
:usually recommend someone who will point out a leaky pipe, or a dead
:outlet, but not the fact that the roof is 5 years past it's
:replacement point, or the furnace is dying.
Maybe it's only Texas and Florida, but none of my agents for
purchases in those states recommended a home inspector. They did have
photocopies of names and addresses of local inspectors, but I wasn't
required to choose from those lists.
--
Wendy Chatley Green
wcgreen@cris.com
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>for the first time. I'll be following the inspector through the home
>tomorrow. I plan on taking notes along with him, but I was hoping to
>glean some information from the pool of experience here.
>Are there things I should especially keep an eye peeled for during the
>inspection? This is in south central Indiana, the home was built in 1965
>and it has been raining today and is forcast to rain more tomorrow. The
>home has an unfinished basement (smelled and looked very dry during a
>prior visit, but it had not rained recently).
>Thank you all in advance!
>Chris