The average home closing takes about 45 days. Although most mortgage loans are ready in 30 days, the house negotiation can tack on additional time. And if you want to get the most out of your negotiation, you need to rely on a home inspection.

As a buyer, it may seem like the home seller holds all the cards. But a home inspection can totally alter your negotiating power if it reveals serious damage. Plus, it can provide some peace of mind so you know you aren’t purchasing a potential lemon.

Ready to save big? This comprehensive guide will show you how to win your next house negotiation with a home inspection.

Why You Need a Home Inspection

Most mortgage lenders require home appraisals before they’re willing to pay out. But an appraisal is different than a home inspection. Since it isn’t required, some homebuyers are tempted to save some cash and avoid a home inspection entirely.

But that can cost big bucks in the long run.

A house might appear to be in great shape. However, an inspector could find some troubling and expensive damage throughout the property.

You should walk away from the deal if an inspection uncovers red flags. If you choose to neglect a home inspection, you could unknowingly purchase a house in serious disrepair.

This is one reason why you should always opt for a house inspection. Otherwise, you’ll lose tens of thousands of dollars in surprise repairs after you’ve bought the home. But that isn’t the only way a house inspection can save you money.

A home inspection provides the essential leverage you need to win a home negotiation. Has the home inspection discovered some areas in need of repairs, such as a faulty HVAC unit or foundation damage? Now that repairs are needed, you’ll have an easier time negotiating below the listing price or earning repair credits.

And that’s a better alternative than stumbling into surprise repairs after you’ve bought the home. Because when that happens, the cost of the repairs is now your responsibility.

How to Win the House Negotiation

So the home inspection revealed a few problems, but you still want the house. How do you leverage the inspection results to win the negotiation? Since the ball is in your court, it’s easier than you might think.

Following a home inspection, these home negotiation tactics can help you get the best deal possible.

1. Set the Terms

If you want to win the negotiation, you need to know what you want from it. You might have a set price in mind, or instead, you want the homeowner to repair certain home features before you’ll sign a contract.

And remember: There are other priorities that don’t revolve around cash. Requiring the homeowner to make repairs could set back the closing date by several weeks. Depending on your living situation, you might not find that attainable.

The reality is a house negotiation requires a compromise from both sides. Don’t set goals that are too lofty to reasonably reach.

2. Credits or Repairs?

You typically have two options when a home inspector finds damage in the house. As a homebuyer, you can request that the owner makes repairs before closing on the home. Realize that they’ll be paying for the repairs out of pocket, which means you shouldn’t expect a lower price to boot.

As an alternative, you can request seller credits. A seller credit is a lump sum that is paid by the homeowner during closing. Basically, the homeowner gives you a set allowance which you’ll use to make the repairs yourself.

So which should you choose? Typically, seller credits are always the better option.

If you leave repairs up to the homeowner, they could hire a cheap contractor that does a subpar job. Since you’ll be living in the home, you want to make sure the repairs are up to snuff.

In addition, both parties enjoy the fact that seller credits lead to a faster close. It’s better than waiting on a lengthy repair job.

3. Don’t Sweat the Small Stuff

Any home inspection will likely reveal a ton of issues big and small. It might be tempting to request the seller account for every blemish on the list.

But any homebuyer should expect a house to have a slew of small problems. When negotiating, don’t focus on the minor details. Doing so could actually hamper your negotiations if the seller feels you are trying to nickel-and-dime them.

Seek seller credits for the larger, serious repairs. You should only request recompense for tiny issues if the home inspector doesn’t find any severe damage.

4. Know the Market

Every seller pays heed to the local market when determining their listing price. And as a buyer, you can use this market information to get more leverage in your negotiations.

For example, if the home was recently listed and in a hot market, you probably aren’t the only one eyeing it up. When a seller has many options to choose from, they don’t have to worry about individual buyers. If a deal falls through, they have other options.

This means that if you want the home, you’ll need to pick your battles. You might only be able to bring up one or two details from the home inspection and you’ll probably get fewer seller credits for it — if any.

But if the house has been sitting for over a month, you can use that to your advantage. The buyer will be more willing to take care of most of your concerns, since you may be their only option.

Get a Better Deal With a Home Inspection

A home inspection can change the power dynamic of any house negotiation. And even if the inspection doesn’t discover anything in need of major repair, it’s a great way to safeguard your purchase.

A home is one of the most expensive things anyone can buy. Why put yourself at risk of buying a potential money sink?

Are you buying a house in northeast Ohio? Schedule an inspection and get the bargaining power you need to save big.

Recent reports have found that in spite of everything going on in the world right now, the real estate market in Northeast Ohio is still going strong. If you’re looking to buy a new home, there are plenty on the market to check out.

Purchasing property is no small task. You narrow down your budget, scourge the areas you’re interested in for appropriate homes, and start visiting them in person. Some properties may check off a lot of the “must-haves” on your list. 

However, you can’t know the worth of a property until you receive a home inspection report. Things may look good to you, but what would a home inspector think?

Read on to learn more about what a home inspection report is and what to do after you receive yours.

What Is a Home Inspection Report?

Most prospective buyers set up a home inspection after they are in contract to buy a property. It is considered one of the last recommended steps before coming to an agreement on a closing price.

Home inspections are fairly non-invasive procedures during which the value of the home is assessed. Home inspectors assess both the current safety levels and the overall maintenance of the property that you might not notice yourself. What you’ll receive in your home inspection is an estimate of any damage, builder oversight, or neglect and what it could cost you to repair.

Negotiating a Closing Price After Home Inspection

It is recommended that you get a home inspection before closing in order to negotiate for a fair price. The current owners may not be aware of major, costly issues. They may try to gloss over the extent of any damage tot he property. 

A home inspection report prevents buyers from getting blindsided after closing. The question is, once you’ve got the report in hand, what do you do next?

Ask for Repairs

The most obvious thing you could do after receiving a home inspection report is to ask the seller to handle any problems that come up.

There may be a handful of repairs you both agree to in order to stick to the asking price. Note that the seller can say no to this option. In some cases, it’s not considered reasonable to ask for repairs.

If the issue doesn’t present an immediate threat, sellers may turn down your request. For example, if the issue is cosmetic or low-cost, it’s not worth asking for a repair. If the project you have in mind is strictly a non-essential renovation—perhaps you want to retile the bathroom or replace the kitchen counters—this is not a reasonable request.

It’s not uncommon for buyers to choose an alternative route. If you ask the seller to perform the repairs, you can’t necessarily oversee the steps they take to do so. When you handle the repairs yourself, you can guarantee that they’re done to your liking.

Ask for a Lower Closing Cost

Another option you have is to ask the seller for a lower closing cost based on the extent of the damage. Your home inspector and your agent can both give you insight into how much money you may have to invest in the home’s repairs.

From there, you can discuss taking at least some of that money out of the closing price. The seller may not budge as much as you want them to and, depending on the contract you’ve signed, this may be within their legal rights. 

Ask for Credits

One of the approaches that tend to go over better for both the buyer and seller is to ask for credits. This often allows for the quickest closing, which is ideal for the seller, while giving you some financial security.

In a sense, asking for credits is not that different than asking for a lower closing cost. The idea is that the seller will provide you with some of the finances you need for repairs and this money will come out of the closing cost. 

When you ask for credits, the negotiation often becomes more reasonable. This is in part because many mortgage companies require that those credits do, in fact, go towards the repairs specified. In other words, the seller will feel some reassurance that you are not just trying to lower the asking price for repairs you never intend to make. 

Back Out of the Sale

In rare instances, your home inspection report may uncover too many problem areas for your liking. Are you legally allowed to back out of the sale?

Whether or not you can legally back out of the sale at this point will depend upon your contract and your reason for wanting to. In Ohio, there are certain laws that determine what both the seller and buyer owe one another after entering the contract.

For example, if the damage your home inspector discovers was purposefully left undisclosed by the seller, you have the right to back out. However, if the owner reasonably did not know about the damage, they may still be in the clear. While you cannot be forced into purchasing a home, you may not receive your earnest money back.

How to Get a Home Inspection Report in Northeast Ohio

Getting a home inspection report is the safest way to ensure that you are getting a fair deal. It gives you a sense of what to expect as a new homeowner so that you are not blindsided or overwhelmed by any potential repairs.

If you’re buying a home in Northeast Ohio, contact us today to schedule your inspection. 

Are you in the market for a house that you can flip? Do you want to learn all that you can about how to make a profit out of restoring a house? It’s important to pay attention to the details during your search by hiring a home inspector.

In fact, one of the first items on your house flip checklist should be to hire a professional home inspector. They can look into the home’s structure, foundation, windows, doors, roof, electrical components, and much more to assess the situation.

Be sure to see below for all the reasons why you should schedule a house flip inspection before you close on a home.

1. More Knowledge of the Situation

There are tremendous differences between a regular home inspection and a house flip inspection.

With a typical home inspection, you’re looking for any monumental flaws that might deter you from purchasing the property. With a house flip inspection, you know the house has its flaws. In fact, you’re counting on them.

Therefore, the name of the game in house flipping inspections is educating yourself on the type of house flip project you’re committing yourself to. There’s a fine line between “needs some work” and “will cost too much to fix up”.

Remember, for house flipping, you’re looking to find a house that needs a substantial amount of work (so that you can buy low), but not so much that you’d break even or come up in the red after flipping the property.

If you let your home inspector know of your intentions ahead of time, they can adjust their report to let you know if it’s an ideal property for house flipping or not.

2. All Aspects Are Inspected

It’s important to remember that home inspectors shouldn’t be hired to perform specialized inspections such as a roof inspection or foundation inspection. They’re certified to take a look at all aspects of the house, but not specialized in one specific area.

That said, they allow you to hire a certified professional that can provide an overview of any facet of the house.

They’ll look at your floors, bathrooms, kitchens, HVAC unit, electrical setup, plumbing, roof, windows, foundation, and more. Then, once they’ve taken a look at everything, they will summarize what they found in a helpful report.

That report will give you a better understanding of the work that needs to be done. They will let you know which factors would need immediate attention and which can be solved with a remodel (such as kitchen and bathroom issues).

3. Experience in the Field

It’s very important that you do not hire a home inspector just because they were the first ones you came across. You need to look into their service and experience level before committing to using them.

Finding an experienced home inspector is of the utmost importance. The more homes they’ve inspected, the fewer surprises that they’ll come across. They’ll have a trained eye to identify potentially big problems and stories to go with it.

Fewer issues are missed with an experienced house flip inspector. They can keep a sharp eye out for problems the current owner or agent is trying to hide from you.

Whenever you come across a home inspector that you’re interested in hiring, be sure to ask how many homes that they’ve inspected.

If you need a bit more validation on their service and experience level, ask them if they have any references that you could call. There you’ll have the chance to talk with their previous clients and ask any questions that you have. Be sure to take advantage.

4. Confidence in Your Investment

Investing in house flipping is much different than purchasing a home that you intend to move into for the long haul. You might take out a large loan with the intention of paying it back after you flip the house.

For those of you that haven’t done it before, that can be a stressful experience. There will always be a bit of risk involved with house flipping.

However, you can minimize that risk by hiring an experienced home inspector for the property you’re wanting to flip.

After having a home inspection performed on a house you’re thinking of buying (with the intention of flipping), you’ll have more confidence to purchase it. It solidifies your investment and increases your chances of gaining a maximum ROI on the house you flip.

5. Recommendations on Where to Start

This is yet another benefit of hiring an experienced home inspector rather than one that’s relatively new to the trade.

An experienced inspector won’t just point out the problems of the home that you’re interested in investing in, they’ll give you pointers on where to start.

While they might not be specialized in any particular aspect of the house, they have a network they can use to fill your need.

For example, the home you’re interested in might have some glaring issues with its electrical setup. If so, the home inspector can direct you to a few of his trusted connections that can correct those problems for you.

House Flip Checklist: Don’t Buy Before Hiring a Home Inspector

Now that you’ve seen an in-depth description of why hiring a home inspector should be the top priority of your house flip checklist, be sure to find the right one for the job.

Be sure to read this article for more information on the 7 different roofing issues that a home inspector can help you identify.

For more inquiries, please be sure to schedule an inspection online and we will be happy to assist you further.

In 2017, 5.5 million existing homes got sold. “Existing” means the homes were already built when someone made an offer. 

That means there should have been about 5.5 million home inspections in 2017 as well. Unfortunately, not everyone bothers with a home inspection. They assume it’s an unnecessary formality that will only cost them extra money.

That’s not the case, though. A failed inspection isn’t the end of the world, but it can give you valuable information about how well the home has held up over the years. 

Keep reading to find out what to with your house inspection report. 

Why Home Inspections Matters

A home inspection is not like a final exam in college. You don’t get a piece of paper back with a number on it from 0 to 100. A home inspection is more about identifying problems, then figuring out what’s next. 

A home inspection comes after the seller makes an offer, but before the offer gets finalized. If the home inspection turns up a glaring issue, that gives the buyer an opportunity to back out. 

A home inspection isn’t free, but it’s also not too expensive. You can expect to pay around $300 or $400 for a professional home inspection service.

It’s tempting to do it on your own but resist the urge. You’re not a pro with years of experience in the business. You can look around at the house, but you’re not going to be looking for the same things as a home inspector on the clock.

A home inspection before you buy is a bit like a car inspection before you buy. In the latter case, the mechanic isn’t going to completely take the engine apart if he finds something weird.

A home inspector won’t tear your house up if they spot an issue. They may say, “You should get your foundation looked at by someone.” In many cases, they can even recommend a specific service.

What to Do After a Home Inspection

If the report comes back and there are almost no problems, then you’re in the clear. Minor issues like a window with a bad seal aren’t ideal, but they aren’t worth canceling the deal over. 

But what if the house inspection reveals serious problems? That’s a hard call, as a lot depends on the nature of the problems.

For instance, let’s talk about bats. A single bat in the attic might not be a big deal; you can call an exterminator. But if you have a bat colony that will take thousands of dollars to remove, then that’s a signal telling you to press pause.

One faulty pipe in the bathroom is fine. But if the entire plumbing systems will need to replaced in the next couple of years, it’s fair to say, “I didn’t sign up for this.”

Mold and asbestos are also two issues that can become huge concerns. Mold can be harmful to your health, for one thing. It can also signal a larger issue with the moisture levels in one or more parts of the home.

Going Back to the Table

The seller may be in a hurry to finalize the deal so these problems aren’t there’s to deal with anymore. You may also worry that if you push too far, you’ll lose a house that you otherwise like. 

But a failed inspection is more than enough reason to go back to the negotiating table. There are a few ways for those negotiations to play out. 

The seller may not want to fix the issue before they transfer the house to you.

If so, they should come prepared to offer some other kind of concession. For instance, if the repairs will cost you $5,000, they might lower the asking price by $5,000. 

That doesn’t obligate you to accept, of course. If you don’t want to live in a house after finding out it has lead or asbestos, that’s your call. 

It might not be fun to cancel at this late stage, but it’s better than the alternative.

Think of a home inspection as being equivalent to the day before a wedding. Sure, it’s not fun to call everyone and say you’ve canceled, but it’s better than calling everyone six months later and saying you’re divorcing.

In other words, it’s easier to unwind some things before certain legal documents get signed. That’s true of both weddings and home sales.

The Buyer’s Motivations 

It’s not fun to hear that a big part of the house needs repairs. But it does give you a certain amount of leverage that might not have existed before the home inspection. 

Here’s why: The buyer knows that if you don’t go through with purchasing the house, they have to start over. And in this case, starting over means disclosing the problems to future prospective buyers.

It’s easier for them to say, “Yes, part of the roof needs patched, but here’s why you should still buy it.” That’s because you’re already at least a little invested. 

The next potential buyer who comes along might not be as invested when they see the inspection report and realize how many issues there are. That gives you more room to drive a hard bargain.

Think about the range of outcomes. Decide what’s acceptable to you. Is getting the house more important than standing your ground? 

If the inspection report is long enough to be turned into a book and sold at Barnes and Noble, walk away. But in most cases, there’s a lot more gray area. That means there’s no one right answer or wrong answer.

Ask for advice from your real estate agent. You may even want to consult with a real estate lawyer. Ask for a few days to make a decision.

If you still can’t decide, that means you should probably say no. If this house isn’t worth it, you can find another house that will be less problematic.

Moving On From a Failed Inspection

A failed inspection can crush your spirits if you let it, but they’re a common part of the house-buying process. It can help to ask your real estate agent about all the home inspection fails they’ve seen on the job.

We’ve been in the home inspection business a while. We believe knowing is always better than not knowing.

When you’re ready to buy, contact us to set up a home inspection. 

Do you worry about investing money in a home only to discover that it has damage that will cost you thousands of dollars? A home is a major investment and worrying about buying a money pit is a real and normal response. 

But there is a simple solution to your worries. Getting a thorough home inspection before you close on that deal will help put your mind at ease.

Yes, but how much is a home inspection? Well, the value of the home inspection is well worth the price tag. The home inspector will look at all the major areas of your home and give you a full report that you can use in many ways.

What Is a Home Inspection?

When buying a home, a buyer may contact a professional home inspector to take a look at the property to ensure there’s no structural damage that could affect the value of the home. They have a home inspection checklist to follow.

When choosing a home inspector, choose an inspector certified through the state board. And don’t forget to check online reviews.

If you’re not sure who you can choose, ask your real estate agent for some suggestions. Chances are they have worked with many home inspectors and can share a list of their favorites with you.

The home inspection itself will take approximately 2-4 hours to complete and  covers several areas:

• Roof
• Foundation
• Electrical system
• Plumbing
• HVAC
• Windows and doors
• Attic
• Insulation and ventilation
• Basement
• Structural integrity

Once the inspector has completed his observation of these key areas, he will compile his findings in a report to share with the home buyer.

Armed with this thorough inspection of the home, the buyer can make a much more informed decision on the purchase of the home.

In real estate contracts, an inspection period is generally built-in. The inspection period gives the buyer a set amount of time, from a few days to a few weeks, to perform any inspections they choose to help them make the best decision possible.

In most cases, a home inspection should be the first inspection performed. The home inspection alerts the potential buyer if the home needs other specific inspections.

Who Pays for the Home Inspection?

During most real estate transactions for the purchase of a home, it’s the buyer’s responsibility to pay for the home inspection. And that makes sense because you definitely want to choose your own, objective inspector to perform the inspection of the home.

In other words, it’s a conflict of interest for the seller to hire the home inspector. The seller is motivated to find an inspector who will give him a clear report. As the buyer, you want to control the inspection to make sure you get an accurate and thorough report from the home inspector.

Most home inspections will cost between $300-$500. The actual cost will depend on the size of the home and sometimes the distance the inspector has to travel to perform the inspection. 

Some home inspectors will work with buyers to collect at closing. But most will need payment before they perform the inspection. 

What About a Pre-Listing Inspection?

A pre-listing inspection performs a different purpose. As a seller, you may want to invest in your own home inspection before putting your home on the market. 

A pre-listing home inspection will help you head off any potential issues your future buyers may discover. Many home purchase contracts have fallen through due to a major issue found by a home inspector. 

If you find the issues before you list, you can choose a number of options to move the sale of your home forward. You can choose to fix the issues. Or you can adjust your offer price on your home to compensate for the problems.

For example, if your home inspection discovers that your home’s roof needs replacing or if your home has aluminum wiring, those issues can kill a real estate transaction. Most buyers don’t want to take on repairs that will cost more than $10,000. 

As the seller, you can choose to replace the roof or the wiring before you list the home. Then you can offer your home at a premium price because you’ve added value to the home for the buyer.

Many pre-listing inspections turn up smaller projects that the seller can repair before listing. That gives the seller peace of mind crazy things won’t come up once a buyer is under contract to purchase the home. 

How Can I Use a Home Inspection?

As a buyer, once you get a home inspection for a home you’re under contract to purchase, you may be able to re-negotiate the asking price on the home.

If the seller did not have a pre-listing inspection he may not be aware of any issues until a buyer performs a home inspection during the inspection phase of the contract. If the home inspection uncovers some sort of damage or something that needs repair or replacement, the buyer then has the power to ask for repairs or negotiate a lower price for the home to reflect the cost to make the repairs.

For example, a home inspector may discover during his inspection that the HVAC is old and only has a year or two left before it needs replacing. That’s typically a hefty cost – depending on the size of the unit and installation it could cost between $5,000 – $12,000.

A buyer may not want to pay the full asking price for a home if he knows he’s going to have to replace the HVAC within the first few years of owning the home.  He might ask the seller to knock $5,000 off his asking price. And the seller, not wanting to pay for the replacement of the HVAC himself, might consider the buyer’s offer and accept $5,000 less to purchase the home. 

In another example, if the home inspector discovers that one of the windows has a crack in it or is fogged, that’s a simpler repair. The homeowner will most likely replace window panes that are broken or damaged to keep the ball rolling on the real estate transaction.

Most real estate contracts allow for a certain dollar amount of repairs that the seller will have to meet. It’s a negotiable amount, but whatever the amount is, the buyer can ask for repairs up to that amount.

In the case of VA loans, certain requirements must be met, called Minimum Property Requirements (MPRs). Things like broken windows and missing window screens must be repaired before approving the VA loan. 

Honestly, most of the smaller items discovered during the home inspection may not be repaired before the closing of the contract. But, the great thing is, your home inspection report can serve as a checklist of home improvement projects you can take on once you own the home. 

Is It Worth It?

At the end of the day, working with a good home inspector is totally worth the money you spend to get the home inspection.

Wouldn’t you agree that paying a few hundred dollars is well worth the information you get inside the home inspection report? For the peace of mind as well as the leverage you get during the home buying process, the money you spend on the home inspection pays for itself.

If you’re thinking of buying or selling a home in Northeast Ohio, contact Class Home Inspection and check out our Sample Home Inspection Report.

Shopping for a home is one of the most exciting things you’ll do in your life.

Checking your listings over and over, finding a beautiful home, and then seeing it in person. What’s not to love about that? The only thing more fun than looking through houses is finding your dream home!

Although you think you found your dream home, you’ll need to slow down before you plan your move-in date. Accepting the offer is only the first step.

Before you can have the house handed over to you, you’ll have to have an inspection done. House inspections are essential for getting the most out of your deal.

So, what should you expect during the home inspection? Keep reading to find out!

Why Are House Inspections Important?

If you’re buying a home, this is already a huge investment.

Between coming up with a down payment, paying closing costs, and other fees, buying a home is expensive. With all these costs, it’s hard to imagine paying for any big repairs as soon as you move into your home.

This is why house inspections are essential when buying a home.

House inspections leave you with peace of mind that you’re getting your money’s worth with your new home. Nothing can bring down the value of a home quicker than uncovering expensive issues.

A home inspector will help you identify these.

What Is the Cost to Have a Home inspection?

Typically the homebuyer will pay the cost for having a home inspection.

While you can work out a contract where the seller pays the costs for a home inspection, the buyer typically covers it. It’s actually a better idea for you to hire your own inspector as the buyer.

This way you can ensure that the inspector is a certified third party and that they’ll do the job objectively.

So, what does it cost to hire a home inspector? On average, you should expect to pay around $300-500 for a home inspection.

Keep in mind, this cost does vary depending on the location, home price, home size, and age of the home. When you pay for an inspection, your inspector’s time will need to be taken into consideration.

If you have a huge, outdated home, your inspector may need to spend a few days looking things over. Naturally, this will raise the price you’ll pay for their service. On the other hand, if you have a fairly small home that’s a newer build, this may only take a few hours.

On top of this, you’ll need to factor in the location. Larger, more populated cities may have a higher cost of living. As a result, almost any service you pay for will be higher.

What Can Cause a Home Inspection to Fail?

No house is considered perfect, and because of this, an inspector will need to point out any and all flaws in the home.

This gives a clear picture of what the buyer is getting themselves into. With underlying problems addressed, the buyer and seller can move forward in the process.

So, what causes a home inspection to fail?

The Homebuyer Is in Charge

As the homebuyer, you’re basically in charge of whether the home has failed inspection or not.

As the inspector points out flaws in the home, you’ll need to consider the repair costs as well as how quickly these things need to be done. What makes your inspection a pass or fail depends on your budget as well as your plans for the home.

For example, if you’re looking to flip a house, you’re counting on there being flaws. Since you’re remodeling the home to sell for a higher price, outdated decor and blemishes shouldn’t be a problem for you.

On the other hand, if you’re looking for a home you don’t need to put work into, you’re going to be much pickier. So, even if there are no big issues, tons of small flaws may cause you to consider the inspection failed.

If you find flaws that you want to have taken care of, you can request that the seller pays for them before closing on the home. That is if your contract is contingent on the home inspection.

One universal rule of thumb for inspection is that large, expensive issues typically cause the inspection to fail. Not many people can fork over thousands of dollars for repairs after just closing on a house.

Also, many of the big issues are safety concerns if not taken care of right away, so this creates a need for immediate repairs.

Here are some issues that are considered large issues during a home inspection…

Water in the Basement

Water being present in the basement is, unfortunately, a very common problem in homes.

That doesn’t make it any less expensive or time-consuming to fix, though. If you find water in the basement, this can lead to much bigger issues down the road. One of these is mold or mildew forming.

Rotting Wood

Older wood homes are at a heightened risk of collecting moisture in the foundation.

If the wood your home is built out of collects moisture, it’s going to rot over time. Rotten wood creates an unsafe structure, which is an expensive problem to fix.

Cracks in the Foundation

If you notice cracks in the floor, walls, or masonry of a chimney, this is an indicator of a serious structural problem.

If the structure of the home is starting to crack, this leaves the home vulnerable to rain seepage. This can allow water to get into your home and cause mildew or mold. Also, depending on the direction of the cracks, they could mean that your house is folding in on itself.

This is a very costly and time-consuming problem to fix.

Schedule Your Inspection Today

If you accepted the offer on the home of your dreams, it’s time to set up your inspection!

House inspections are one of the last steps to moving into the home you’ve fallen in love with, so don’t hesitate to schedule one.

Reach out to us today to schedule your inspection!

“I can’t wait for my home inspection!” Said no seller ever.

Worrying about the outcome of a home inspection is high on the list of reasons for stress. For both sellers and buyers.

If you’re in the process of selling your home, be assured there will be a home inspection. It’s better if you’re prepared before you even have an offer on your home.

There are reasons home inspections should not take place!

If you haven’t had time for a thorough inventory of possible defects a home inspection might reveal take note of 5 things you should address before your buyers schedule a home inspection.

1. Don’t Be a Clutterbug

We can’t emphasize enough the importance of clearing out clutter before the home inspection.

You kept your home in pristine condition during showings but now you have an offer and you’re packing for the big move. That means boxes everywhere and likely a good amount of clutter.

Home inspectors look beyond dusty corners. They ignore counters with a few crumbs leftover from breakfast. A home inspector can even overlook piles of books and clothes tagged for the donation box.

What they don’t want to see is clutter blocking access points.

Attic

To you, your attic isn’t much more than a place where you store seasonal decorations and out of season clothing. To the home inspector, the attic holds clues about your home’s ventilation and climate control system.

No need to completely empty the attic but make sure the inspector has easy access. Making them climb over boxes and old dressers is unacceptable.

Move boxes and other storage items away from walls so that the inspector can see insulation, electrical wiring, and outlets, and view the attic’s structure.

If attic access is through a bedroom or hallway closet, remove clothing and boxes.

Basement or Crawl Space

Don’t block basement or crawl space access. Both are essential areas for a home inspection since they typically house some of the home’s major systems.

In the basement, clear boxes and clutter away from the furnace and hot water heater. If you use your crawl space for storage, you’ll remove everything when you move, so why not get a head start now?

Don’t make it more difficult for an inspector to work in an already cramped space. If the inspector can’t get access to areas included on an inspection report, they may reschedule and charge your buyer for an additional inspection.

2. Check Your Plumbing

Homeowners are usually aware of plumbing issues unless they have a pipe leak hiding behind a wall.

If you know you have plumbing issues, the inspector will know too. A home inspection includes a water pressure test.  The water pressure test detects plumbing leaks and other potential plumbing problems.

If your remedy for a running toilet is jiggling the handle or ignoring it completely, now is the time for a repair. A running toilet usually only needs a simple adjustment.

Look under kitchen and bathroom sinks for any leaks in traps or faucets. The inspector will certainly look there and will report leaks.

Don’t wait for the buyer to request a repair. It’s better if you’re proactive and fix known plumbing issues before the inspection.

3. Inspections Should Not Take Place if You Find Mold and Mildew

Mold frightens buyers! And the smell of mold and mildew inspire home inspectors to investigate the source of the odor.

You can’t blame the buyer—no one wants a home with mold. Toxic black mold is a deal breaker and getting rid of it, costly.

Even if your mold isn’t the toxic variety, ignoring the fact that you have mildew stains and odors could cost you an offer on your home.

Taking care of mold before you list your home is the best practice. Treat the mold and deal with the source of the problem.

By the way, the words mold and mildew are often used interchangeably. While they’re both fungi, they pose different risks and respond to different treatment.

If you smell mildew, it means you have too much moisture in your basement or crawl space. Most excess moisture in these areas is usually due to poor drainage outside your home.

• Avoid excess wetness inside your home by:
• Clearing gutters of leaves and debris
• Pointing downspouts away from the foundation
• Unplugging clogs in buried drainage pipes

These are things that should be on your to-do list anyway but even more important if you smell mildewy odors.

4. Fix Electrical Issues

The electrical system is another major area on a home inspection report, which makes sense since electrical problems can result in shock, injury, and fires. The good news is you can correct most electrical issues easily and without breaking the bank.

An inspector will look at the electrical panel and make sure it’s adequate for the size and needs of the home. If you’re selling an older home and your electrical system isn’t up to code, you should consider updating.

Electrical issues pose safety hazards and buyers will expect you to fix them. If serious electrical system problems show up on the inspection it can make buyers and the inspector wonder what else you’ve been negligent about taking care of.

It’s so much better if you can make electrical repairs before your inspection.

5. Don’t Ignore Minor Repairs

Minor repairs might seem insignificant right now but inspections should not take place before you take care of as many as you can. Minor repairs include:

• Patching nail holes
• Testing light fixtures and replacing dead bulbs.
• Replacing cracked tiles
• Testing smoke detectors
• Changing the furnace filter
• Ensuring windows open and close properly
• Take care of any rodent or bug infestations

It’s tempting to just let some of these things go but would you rather address minor repairs now or when the repairs show up on the inspection report and the buyer uses them to negotiate a lower price?

Are You Inspection Ready?

Once you take care of clutter, plumbing, electrical, mold, and other minor repairs, you can feel confident in your home passing inspection. You should then have no excuses or reasons why inspections should not take place.

Consider paying for your own home inspection. This helps to ensure you don’t miss anything and give you an opportunity to fix issues before buyers begin viewing your home.

If you’d like an extra measure of peace of mind before listing your home, schedule a pre-listing inspection with us today.

If you’re looking to buy or sell a house, it’s important to know what’s wrong with the house. If you’re buying, you want to find out if the house is worth buying or if it’ll be too much work. If you’re selling, you’ll need to know what has to be fixed before you can feasibly sell your home.

In either case, you’ll need a home inspector.

The more problems with your house the longer it will take to fix, meaning you won’t be able to sell it when you want to. Typically, your house will sit on the market for 65-93 days. You don’t want to be forced to wait even longer.

Below we’ll review common home inspection findings to help you speed up the process.

Plumbing

Plumbing issues you may not be able to spot, especially if they’re new and haven’t gotten too big. Cracked pipes can lead to mold growth, a flooded basement/crawlspace, and reduce water pressure.

If you have a sump pump, you may notice it’s running even when it’s not raining (your crawlspace/basement may appear damp). Moreover, you may hear water running in your walls even if you’re not using it. Furthermore, if you try running multiple things at once and you get little water, it’s a sign of low water pressure.

Finally, a home inspector will look into the age of your pipes to determine if they need to be replaced.

Electrical

An inspector will look into how old your electrical systems are, and whether they’re outdated and/or worn out. For example, they’ll examine your circuit breaker and electrical panel.

What’s more, the inspector will check the wiring for any bad connections, and see if everything is wired correctly. They’ll make sure everything is properly grounded. They’ll check to see if everything is up to code.

Many states follow the National Electric Code (NEC), check to see if your state enforces it, and which version. Most are using the 2017 NEC, but many are switching over to the 2020 NEC.

Roofing

A home inspector will look to see if your roof was properly installed. If any repairs were made, they’ll inspect the repairs to make sure they were done correctly. Moreover, they’ll check to see if your roofing is damaged or worn.

Another way they’ll look for improper roofing is by looking for any signs of water damage in your attic.

If you have a chimney, the inspector will examine that as well. For the exterior, they’ll check the flashing for leaks, as well as the bricks and mortar for any damage or wear. For the interior, they’ll check for soot build up and damage.

You may need to hire a roof inspector specialist.

HVAC Systems

The home inspector will check your heating, cooling, and ventilation systems to make sure they’re in good condition and up to date.

They’ll check:

• If they’re in working order (properly ventilating)
• The wiring
• For gas leaks (e.g. carbon monoxide)
• For cracks in the ductwork, heat exchangers, and flue pipes

Water Damage

As discussed before, the home inspector will check your pipes for cracks. Furthermore, they’ll inspect your attic, ceiling, and flooring for any water spots, cracking, splintering, or warping.

If you have stucco on your walls or ceilings, the inspector will check it for cracks as well.

Prolonged water damage can lead to mold growth, which in turn can cause health issues.

Drainage

You need proper drainage away from your home to prevent water from seeping in. Pools may start to form around your home when there isn’t proper drainage.

Roof gutters and downspouts can help redirect water away from your home. The inspector will check to make sure these are properly installed.

Moreover, an inspector will look for pooling water, a damp crawlspace/basement, a cracked settlement, and a moldy foundation.

The Foundation

The home inspector will check your foundation for cracks. A cracked foundation can be caused by:

• Improper drainage
• Tree roots
• Only part of the foundation shifting
• No reinforcement
• Environmental factors (e.g. landslide, earthquake, etc.)

A cracked foundation can lead to different issues including:

• Leaks in your basement/crawlspace
• Difficulty closing/opening windows and doors
• Your house and roof shifting

The Basement or Crawlspace

An inspector will check your basement or crawlspace for mildew, mold, and insects. They’ll also examine the walls and flooring for any dampness which can lead to mold growth. The extra moisture in the air will draw in the insects.

If it’s serious enough, there should be an odor when you step into the room.

The dampness in the basement can be due to poor drainage, a leaking pipe, or an issue with the foundation.

How Well Your Home Has Been Maintained

The home inspector will check every aspect of your home. They’ll make sure any light fixtures or appliances are in working order (that they aren’t worn or damaged).

They’ll inspect your walls and make sure the paint or wallpaper isn’t peeling, cracking, or dirty. The same applies to your flooring.

They will check for any signs of neglect in your home. So, make sure it’s clean and everything is in working order.

There Are So Many Common Home Inspection Findings

These are just a few of the common home inspection findings a home inspector can come across. Other common problems they may check for include:

• Pest problems
• Issues with your pool
• Stucco and moisture buildup
• Faulty appliances (e.g. smoke and carbon monoxide detectors)
• Poor ventilation and insulation

It’s important to get an inspector to your house sooner rather than later. The longer you wait the worse the damage could get, and the more you might need to get repaired. If you’re looking to hire a home inspector, review our blog to learn the key questions you should be asking them.

If you’re ready to go, reach out to one of our inspectors today!

Each year smart homeowners like yourself make the right choice to have a home inspection done. About 5 million home inspections get performed each year across the country.

The key to making your inspection count is finding a home inspector who knows his stuff. Where do you start though? It’s not as if you need a home inspector very often.

Follow our guide on how to find a good home inspector to help you get started. We will walk you through everything you need to look for when seeking out an inspector.

1. Ask Your Real Estate Agent

The best people to ask for advice are real estate agents. They work with inspectors on a daily basis as a part of their business.

They can give you their experiences on which inspectors do a thorough job and which ones don’t. You don’t want to choose an inspector who doesn’t have a positive reputation in the industry.

2. Are They Insured

Inspectors need to climb all over a house. This means there is a certain level of risk that comes along with the job.

Only hire an inspector that carries insurance. This will relieve the homeowner of risk in the event of an accident.

3. Their Focus is Inspections

Some inspection companies focus solely on inspections. Other companies will do inspections, repairs, and renovations.

The problem with hiring a company that does more than inspections is that there is a conflict of interest. The inspectors for these companies have the temptation to find problems that aren’t really an issue.

If you want to make repairs or renovations, do this as a separate inquiry. Bring your contractor to the home for a quote in a separate meeting.

4. What’s Included

Ask the inspector what is included in the report they provide you. You can compare inspectors based on what they focus their inspection on.

Some inspectors will look at the entire home. Other inspectors only focus on the structure of the home.

The best home inspection companies will include these areas of the home:

• structural condition
• electrical system
• foundation
• basement
• roof and attic
• signs of water damage
• HVAC systems
• pest damage
• environmental hazards

You can get a good idea for how thorough the inspection is depending on how much time they quote you. A home inspection of a decent quality home in good condition should take 2 to 3 hours.

If the home is large, older, or in poor condition it can take much longer. These homes have special needs that require closer inspection.

5. Ask for References

Ask a potential inspector for references. Ask the previous clients about their experience with the inspector.

Did the inspector seem knowledgeable? Was the report you received thorough and easy to understand?

6. Ask If You Can Be There

Ask the inspector if you can be present for the inspection. This will give you a chance to gain valuable information about the home.

They can tell you what they are looking for. Any potential problem areas in the future can get pointed out now. This will help you address areas that will need repairs in the future before they become a serious problem.

7. Ask for a Sample Report

Reports come in all forms so you’ll want to find the format that works best for you. Maybe you are the type of person who appreciates pages full of text.

Maybe you would prefer to have colorful graphs. You may find that one that includes pictures to be the most useful.

You should also ask what the delivery time is for the report after the inspection. The average is 24 hours. You will want plenty of time to review the report after receiving.

8. Compare Rates

When asking for quotes you need to confirm what exactly you will receive for your money. To accurately compare pricing, you should also compare the services provided.

Expect to pay more if you want to have radon, lead, or water testing done. These require more effort on the part of the inspector.

9. Check Experience

You want to use an inspector who intimately understands what is going on behind your walls. They will have a wealth of knowledge from looking at hundreds of homes over the years.

If you have a home in a special situation then you will want an inspector who has experience that fits the home’s situation. This would apply if you have a historic home where there are specific issues the inspector needs to be aware of.

10. What About Associations?

Ask the inspector if they belong to any professional associations. This can assure you that the inspector has passed competency tests and adheres to an established standard.

Inspectors that belong to an association comply with a separate set of standards. This can give you assurances and a safety net to fall back on in case your inspector doesn’t fulfill their duties.

How to Find a Good Home Inspector

Knowing how to find a good home inspector starts with using your connections. Ask your realtor for a recommendation on who they like to work with.

Once you create your shortlist of potential inspectors, ask them for references of past clients. Inquire about what the inspector will look at, and how long it will take.

Look for the inspector that has the most amount of experience and knowledge. This will set you up for the best opportunity for learning as much as you can about any potential problems in the home.

Compare the sample reports provided to determine which will give you the information you want. Finally, compare the cost of services provided to find the one that best suits your needs.

Check out our blog for more useful information about home inspections.

If you’re looking to buy a house, it’s easy to get swept up in the excitement of future dreams. But, purchasing a property is no cheap investment. In fact, it’s probably the most significant purchase you’ll make in your entire life.

In recent months, the average US residential property value has dropped to $247,084. So, now might be a great time to browse the market.

You might already have your eyes on a property. But unless you’re buying a brand new building, each house comes with second-hand damages.

These could affect the value of the home and/or be expensive to fix later down the line.

This is where a home inspection is worth its weight in gold. It’ll reveal such problems with a house and give you an idea of how much it’ll cost to fix. Luckily, you can use any repairs that need doing to negotiate with around closing to get the best deal.

With all that in mind, here’s what a good negotiation after home inspection looks like…

Good Negotiation After Home Inspection

Always aim to make a reasonable offer based on what you know outside of the home inspection. Any repairs noted during the inspection are then a contingency.

This means you are not bound to the contract if you can’t come to an agreement where these unexpected repairs are concerned.

As a result, you have renewed negotiation power as a buyer and might be able to bring down the cost or get credit to offset closing. This is why it’s always worthwhile ordering a home inspection.

Usually, this is done 7-10 days after your offer is ratified. Come prepared, and know what questions to ask during a home inspection.

You’ll get a list of items that are not in ideal condition. Try to focus on the major repairs or anything mechanical or structural, or might present a safety hazard.

The smaller items will be easy enough to fix and might only lead to high-stress negotiations if pressed.

Ask for Credit for Any Work That Needs Doing

The sellers are ready to leave their old property behind. This means they probably aren’t interested in fixing the house up before they hand it over to the new owners.

At least they won’t be likely to spend as much time and money on the task as you might have done as the new owner. Instead of leaving work to the owners, you can ask for cash-back credit at close of escrow.

You can use this money to complete the project yourself at a later date. If you get the credit, there will be less back-and-forth to ensure that the seller has done the repairs correctly as well. This could save some time leading up to closing.

Think About the Bigger Picture

Asking for credit instead of repairs has another benefit. It could offset your closing costs when the repairs in questions are minor or don’t matter to you. Think in the longterm.

If you intend to renovate the kitchen, chances are you don’t need to demand repairs to the tiles or the counters before the house is yours. But as the repairs are still up for negotiation, you can ask the seller for credit to put towards other uses.

Keep Your Cards Close to Your Chest

During the inspection, it’s likely you’ll be accompanied by a listing agent, your own agent, and the inspector.

You should avoid revealing how happy you are with the property at this stage. Otherwise, the listing agent might use your enthusiasm against you. 

If you’re too enthusiastic, you’ll lose negotiation power. But, if you’re too cynical, this might be relayed to the seller, which could prompt them to negotiate with other interested parties.

Don’t just keep your feelings close to your chest, but your plans too. For example, sellers will offer less credit for the repair of kitchens cabinets if you reveal you’re gutting the kitchen. 

Get a Quote for Any Outstanding Repairs From a General Contractor

Once you have the inspection report in hand, you might feel inclined to ask the inspector for a pricing estimate. Instead, speak to a contractor that can give you actual ballpark numbers.

Your realtor may also be able to help with estimations or put you in touch with recommended contractors. This could give you an accurate idea of what costs you’ll face if you take the property as-is.

Understand the Seller’s Perspective

When you negotiate for repairs, remember that the sellers are not obliged to make them or offer any credit towards them.

This is part of sale negotiations, but they have every right to deny this, and you might have to cut the property loose if the repairs are too much for you to handle.

Remember that the seller will often be unaware of the things that need fixing themselves, and won’t have considered these costs until they come up in the home inspection.

A good negotiation after home inspection should treat sellers and buyers alike with respect and kindness. Remember that sellers also have tons of costs to cover and that repairs are not always their priority.

They may wish to help, but they might also be strapped for funds. If the house fails inspection, be prepared to handle this and possibly walk away.

Get the Best Deal After a Home Inspection

A good negotiation after home inspection could save you some extra money and take some of your burdens away. Follow these negotiation tips to get the best deal and agree on an offer that suits the house’s condition.

For more information on home buying and inspections, please feel free to contact us today!