Month: August 2024

According to data from Housezo, a home inspection can save the average homebuyer up to $14,000 in possible repairs. Furthermore, many people leverage home inspection reports to gain a favorable offer, thus delivering a significant ROI on their investment. 

Unfortunately, some things need to be clarified about what a home inspection covers, which has led people to forgo an inspection for a favorable offer in recent years. 

This guide will explain what home inspections cover so you understand why you need one

What Is a Home Inspection?

A general home inspection is a thorough assessment of a home’s condition that provides buyers and sellers with a detailed list of all known defects and potential future repairs. 

This report covers almost every inch of the property, from the foundation to the roof, so that both parties gain an unbiased view of the property they are transacting. 

Home inspections look for general structural concerns but do dive deeper into other aspects, such as appliances, HVAC systems, and more. For more specific inspections around septic tanks, water quality, and mold, a separate inspection will need to be ordered to assess these features.

When Is a Home Inspection Conducted?

The buyer orders a home inspection once a deposit has been placed and before appraisal. This step helps buyers avoid costly repairs and defects not disclosed by sellers so that they can negotiate a lower rate or schedule the repairs before the sale.

Sellers may also order a pre-listing inspection before bringing their property to market to get any repairs taken care of so it doesn’t delay the sale of a home. 

What Does a Home Inspection Check For?

Whether you’re a first-time homebuyer, a seasoned investor, or a homeowner preparing to sell, understanding what a home inspection checks for can help you make informed decisions and avoid costly surprises. Here is what you can expect from your home inspection report. 

1. Structural Integrity

One of the primary concerns in any home inspection is the property’s structural integrity.

Some areas the inspector will examine to determine their structural soundness include:

• Foundation
• Walls
• Roof
• Flooring
• Framing 

To determine if there is any damage, your inspector will look for signs of settling, cracks in the foundation, sagging roofs, or uneven floors, all of which could indicate serious structural problems. Structural issues can be costly to repair and may even render a home unsafe, so this is a critical part of the inspection.

2. Roof Condition

Roofs are one of the most expensive parts of a home to fix and often the most common reason for failed inspection reports. Inspectors will check the roof for signs of wear and tear, such as missing or damaged shingles, leaks, and the condition of the gutters and downspouts. They will also assess the roof’s age and estimate how much longer it might last based on local conditions and the materials used.

3. Plumbing System

Plumbing can often be an unexpected reason for failed inspection reports, so we strongly urge sellers to get their plumbing system inspected with a pre-listing inspection. 

Your inspector will check for water pressure, the condition of pipes, and any signs of leaks, corrosion, or water damage. They will also assess the condition of fixtures, toilets, sinks, and water heaters. 

Plumbing problems can lead to extensive damage and expensive repairs if not addressed, making this a key area of focus.

4. Electrical System

Many older homes in Northeast Pennsylvania still use outdated knob-and-tube wiring that is not up to code. The inspector will examine the type of wiring used and the electrical panel, outlets, and switches to ensure they are up to code and functioning correctly. 

5. Heating, Ventilation, and Air Conditioning (HVAC) Systems

Energy efficiency is a huge topic of focus among many home buyers in today’s market. 

A general home inspection will assess the furnace, air conditioning units, ductwork, and ventilation systems to search for signs of cracks, leaks, or malfunctioning equipment that needs to be replaced. 

6. Insulation and Ventilation

A general inspection of the attic, basement, and crawl spaces will determine whether or not insulation needs to be upgraded or is damaged. Inspectors will also search for signs of poor ventilation, which could necessitate repairs.

7. Exterior and Grounds

The exterior of the home will also take up a good deal of focus and is often the first place that many inspectors begin. Your inspector will examine the following to look for signs of damage, such as wood rot, separation, and cracks:

• Porches
• Decks
• Sheds
• Downspouts
• Nearby trees that might be dangerous

8. Appliances

These will also be inspected if the home includes appliances like a stove, dishwasher, or washer and dryer. Your inspector will look to see if these appliances function correctly or have any signs of damage that may require replacement. 

9. Safety Features

Finally, the inspector will determine whether or not the proper safety features are present and functioning in your home, such as a smoke detector, carbon monoxide detector, and fire extinguisher. 

Unfortunately, when most people search for a home, they do nothing more than a basic eyeball test to determine if it’s liveable. However, most are not trained or knowledgeable enough to spot clear signs of damage and danger, even when they are right in front of our faces. 

A home inspection is the only way to get a thorough and unbiased assessment of the condition of a home you are looking to buy or sell. Using this information, you can walk away from a deal that is not right or make the necessary repairs to get a deal completed.

FAQs

What happens if the home inspection reveals problems?

If the inspection uncovers significant issues, the buyer and seller may negotiate repairs, price reductions, or other terms to address the problems. In some cases, the buyer may choose to walk away from the deal.

How long does a home inspection take?

A typical home inspection takes 2 to 4 hours, depending on the size and condition of the property.

Can a home fail an inspection?

Homes don’t “pass” or “fail” an inspection. Instead, the inspection report highlights any issues or concerns, which can then be addressed by the buyer and seller. 

Many home seekers are surprised to learn how many fees are contained in closing costs, from appraisal to title searches and even commission for your realtor.

While many of these fees and services are essential to purchasing a home, no service pays dividends quite like a home inspection.

According to a recent analysis from Porch.com, buyers were able to reduce the final sales price of their home by $14,000, on average, by using their inspection report as a negotiating tool.

As a seller, we often recommend a pre-listing inspection to avoid unknowns on a buyer’s inspection and make necessary repairs before going to market. However, there are many things you can do before a home inspection to make your report better and strengthen your position during future negotiations over the price of your home. 

Importance of a Home Inspection

Before delving into the specific steps that homeowners should take before an inspection, it’s important to reiterate the benefits of a home inspection for all types of homeowners, whether you are a buyer, seller, or dweller. 

• Avoid Safety Issues: Home inspections cover every inch of your property from the foundation to the roof. By uncovering any unknown defects that may threaten the safety of residents, homeowners can make timely repairs that help avoid incidents or further exacerbations of the problem. 

• Avoid Expensive Repairs: By uncovering unknown issues, homeowners can prevent superficial issues, such as cracks in their foundation, before they become more substantial issues. 

• Use as a Negotiating Tool: Receiving a clean inspection report or making any necessary repairs can enhance the value of your home when you go to sell.
• Allow Sufficient Time to Make Repairs: Performing a pre-listing inspection will allow homeowners enough time to make repairs that could delay the sale indefinitely.

What Should Homeowners Do Before a Home Inspection?

Perception is reality. Even if your inspection report is littered with superficial or cosmetic issues, it could turn off potential buyers or be used against you in negotiations. 

Fortunately, homeowners and sellers are not powerless to fix or clean up their home inspections. By doing so preemptively, they can enhance the value of their homes and strengthen their negotiations. Here are some steps we recommend homeowners take before a home inspection to improve their inspection report. 

1. Clean Tidy Up

There are several things you can do to clean up your inspection report without ever having to touch a power tool:

• Clean all our air filters, including HVAC and furnace filters
• Sanitize and clean off any visible mold on surfaces, including attic roofs and above basement drop ceilings
• Declutter attic and basement spaces, allowing sufficient room for ventilation
• Clean bathroom tiles, including any evidence of mold
• Clean out areas underneath sinks where moisture tends to accumulate

Cleaning your home will also lower your risk of pests during the warmer months, which may show up on an inspection report. 

2. Perform a Visual Inspection for Issues

You can easily spot and fix any cosmetic issues in your home by doing a light visual inspection. Some ideas include:

• Replacing any burnt-out light bulbs
• Testing appliances for proper functionality
• Checking for any leaks around pipes
• Inspecting and sealing any exterior cracks that might invite pests
• Ensure toilets and sinks flow properly

3. Repair Known Issues

If there are any known issues that you would otherwise have to disclose or know will come out on the inspection report, being proactive will help save you time and money. Even small repairs, such as replacing broken screens, finishing decks, and patching any holes or cracks, can go a long way in building a positive perception of your home.

4. Complete Unfinished Home Improvement Projects

In the same way, we recommend completing any unfinished home improvement projects, such as new tiling or flooring, before putting your home on the market. 

5. Make Small Efficiency Improvements

Home efficiency is not something many homeowners think about, but it’s an important part of your home inspection report. Small improvements, like smart thermometers, upgrading your insulation, or installing a more efficient HVAC system, will allow you to charge a higher price and will make your inspection report look better. 

6. Landscape

The exterior of your home is just as important as the outside, so creating a positive perception with some expert landscaping can make your home more attractive to potential buyers. In some cases, trimming an overgrown tree or eliminating a pesky stinging insect’s nest will also avoid potential red flags on your home inspection report. 

7. Allow Inspectors Plenty of Room to Operate

Finally, it’s important that homeowners give home inspectors plenty of room to perform their jobs. Be sure to:

• Remove any pets from the property that may interfere with the inspector
• Leave keys to all equipment 
• Remove dishes and laundry from appliances
• Ensure that inspectors have proper access to all appliances and utilities, including septic systems

These tasks will allow your home inspector to get a clear and uncompromised view of your home so that any unknowns do not pop up on a future inspector’s report. 

While most of us understand the importance of a home inspection, there are many things that you can do to improve your inspection report and be proactive about repairs. This will strengthen your negotiating position and help expedite the sale of your home by barring any delays due to the unknown. 

FAQs

How long does a home inspection typically take?

A typical home inspection takes between 2 to 4 hours, depending on the size and condition of the home.

What should I expect the inspector to check?

Inspectors usually check the structure (foundation, roof, walls), exterior (siding, windows), plumbing, electrical systems, HVAC, insulation, ventilation, and appliances. They also look for signs of water damage, pests, and other potential issues.

Do I need to fix everything the inspector finds?

Not necessarily. The inspection report is typically used for negotiation between the buyer and seller. Some issues may need immediate attention, while others could be minor or cosmetic.

Purchasing a new home In Northeast PA can be a risky financial decision, which is why many people prefer the security of a brand-new home. 

However, new construction homes can often be subject to the same issues as older, existing homes, if not with added concerns. 

Factors such as the builder’s negligence, local soil conditions, and the strength of the materials used could lead to any number of issues that cost homeowners thousands of dollars down the road.

This guide will discuss the importance of new construction inspections for builders and prospective home buyers. It will also discuss when each phase of construction should be performed to ensure the highest levels of quality. 

Should New Homes Be Inspected?

Newly constructed homes should absolutely be inspected, and multiple home inspections are required to identify any issues that may have long-lasting consequences for homeowners. 

While some people associate new homes with higher-quality builds, new homes are often subject to several issues that older homes may not face, including:

• Foundation Settlement: Improperly compacted soil or inadequate foundation design can cause cracks in the foundation, leading to structural issues. 

• Structural Issues: Some of the most common issues we encounter are typically improperly installed floor joists and framing members, which threaten the home’s overall structural integrity. 

• Poor Workmanship: Inexperienced labor or rushed construction can lead to uneven surfaces, misaligned fixtures, or sloppy finishes.
• Defective Materials: Watch out for contractors that cut corners! Substandard materials or incorrect installation of quality materials can result in premature wear, leaks, or malfunctions. 

HVAC Problems: Many new homeowners are frustrated to learn that they have an expensive HVAC repair bill in the first year of their home. Unfortunately, poor installation can quickly curtail the longevity of your HVAC system and force it into early repair.

Phases of New Construction Inspections

Avoiding these issues requires continuous oversight and monitoring by builders and their staff. One way to catch mistakes early in the construction process is to invest in routine inspections completed at strategic points. These points include:

Foundation Inspection

The first construction phase involves laying the foundation, and is where your first inspection should begin. 

During this phase, inspectors examine the excavation, footings, and foundation walls to ensure they meet engineering specifications. Key aspects checked include:

• Levelness and Stability: Ensuring the foundation is level and stable.
• Waterproofing: Checking for proper sealing and drainage to prevent moisture issues.
• Reinforcement: Verifying the placement and integrity of steel reinforcement bars (rebar).
• Compaction: Ensuring soil around the foundation is properly compacted to prevent sinking or settlement.

Performing an inspection at this stage will preserve the home’s structural integrity and save the homeowners thousands in potential repairs. 

Pre-Drywall Inspection

Next, a thorough inspection should be performed after all framing and structural members of the house are erected. A pre-drywall inspection allows inspectors to peek behind the walls of your home and investigate several critical components, including:

• Structural Framing: Inspecting the framing for any defects, such as inadequate support or improper spacing.
• Electrical and Plumbing: Checking wiring, outlets, switches, and plumbing connections for compliance with codes and safety standards.
• Insulation and Ventilation: Ensuring proper installation of insulation and ventilation systems to maintain energy efficiency and indoor air quality.

This stage of inspection is arguably the most important, as it can catch costly repairs and structural defects before they become endemic.

Final Inspection

The final inspection occurs when the construction is complete before the home is officially sold. At this stage, buyers must perform an inspection to ensure that all components of the home are sound. Far from beyond a blemish-free report, we often find several issues related to workmanship and material quality at this stage. Some components we look at include:

• Exterior: Checking siding, roofing, windows, and doors for proper installation and weatherproofing.
• Interior: Assessing finishes, cabinetry, flooring, and fixtures for quality and functionality.
• Mechanical Systems: Testing HVAC systems, water heaters, and appliances to ensure they operate correctly.

This inspection also ensures that the new build is up to spec and complies with local municipal codes. 

1-Year Inspection (Warranty Inspection)

Many new homes come with a builder’s warranty that covers defects for up to a year after construction completion. However, once that warranty runs out, you will be on the hook for any repairs. The 1-year inspection, typically conducted around the 11th month of occupancy, aims to:

• Identify Defects: Catch any issues covered under the warranty before it expires.
• Document Concerns: Provide a detailed report to the builder for necessary repairs.
• Ensure Compliance: Verify that previous issues have been adequately addressed.

Addressing warranty issues promptly helps maintain the home’s value and livability over the long term.

With these potential issues in mind, we strongly urge prospective home buyers to only purchase a home inspected at each stage or to work with a builder who has proof these inspections were performed. 

Additional Considerations

Beyond the basics, here are some additional factors to consider regarding new construction inspections:

• Builder’s Reputation: Research the builder’s reputation for quality and customer satisfaction.
• Contractual Obligations: Review the contract to understand inspection rights and responsibilities.
• Indoor Air Quality: Poor ventilation can lead to mold and several additional air quality issues. Performing an air quality inspection will help catch these issues before they compound. 
• Water Quality Testing: While it’s not something many homeowners think about, it pays to test your water quality, especially if you’re buying a home with new water lines running to it or from a well. 

With the rate of new construction in Northeast PA, it’s more important than ever for builders and prospective homeowners to perform inspections at each stage of the new construction build. This will help protect both parties from financial liabilities and smooth the transaction process.

FAQs

Why should I get a new construction inspection if the home is brand new?

Despite being new, homes can have construction defects, errors, or incomplete work that may not be immediately apparent. An inspection provides an unbiased evaluation by a professional to catch and address issues early, potentially saving on future repair costs and ensuring peace of mind for the buyer.

Who performs new construction inspections?

Inspections are typically conducted by licensed and certified home inspectors who specialize in new construction. These professionals have the expertise to identify construction issues and provide detailed reports on the home’s condition.

What do inspectors look for during a new construction inspection?

Inspectors evaluate various aspects of the home, including:

• Structural integrity and quality of construction.
• Electrical, plumbing, and HVAC systems for compliance with codes.
• Proper installation of insulation, windows, and doors.
• Functionality of appliances and fixtures.
• Overall safety and adherence to building standards.

While many prospective buyers budget for their down payment, they often fail to account for additional costs required to appraise the home, draft the loan, perform a title search, and perform an inspection.

Unfortunately, in hotly contested real estate markets across Northeastern and Central Pennsylvania, home inspections have fallen by the wayside as a short-term cost-saving strategy and to make the buyer’s offer more appealing.

While home inspections are another added cost on top of an already expensive purchase, it’s one of the most important financial decisions you can make to protect the purchase of your home.

With that said, it’s important to know when to perform a home inspection, who is responsible for it, who is responsible for the repairs, and how to use the home inspection to your advantage.

When Does the Home Inspection Take Place?

Both buyers and sellers may be responsible for the home inspection, depending on who initiates it. In our many years of experience performing home inspections across Northeast PA, we generally see two common scenarios in which the buyer or seller will request an inspection.

Buyer’s Inspections

In a traditional real estate transaction, the buyer requests a home inspection shortly after an offer is made on the home and it is accepted by the seller. The home inspection thus enables the buyer to uncover any issues that may affect the final price of the home and use this information to help them negotiate a better rate. 

Most importantly, the home inspection ensures the buyer that any investment they make will not come with any unexpected repairs that could harm them financially after the sale of the home. 

Benefits of Buyer’s Inspections

• Protects buyers from repairs that can be made before the completion of the sale.
• Gives buyers peace of mind that they will not be saddled with repairs they cannot afford.
• Allows buyers to negotiate a lower price if there are issues uncovered. 
• Provides buyers with an unbiased view of the home, even if the seller has performed their own inspection. 

Pre-Listing Inspections

In recent years, many sellers have opted to perform pre-listing inspections in order to market their homes to sellers and avoid any costly repairs that could derail the closing process. This is typically performed before listing the home to avoid costly delays that may inhibit the seller’s ability to move forward with their own separate home purchase. 

Benefits of Pre-Listing Inspections

• Expedite the sale of home to buyers who may choose to forgo an inspection if one has already been provided. 
• Make the home more attractive to buyers, which could end up raising the final sales price. 
• Avoid costly delays that may threaten the sale of the home and also inhibit the seller’s ability to move forward with any separate transactions that depend on this one.

Who Pays for the Home Inspection?

Ultimately, the party responsible for performing the inspection will pay for it. However, in some situations, the buyer may be able to bundle the home inspection into the final closing costs if the seller agrees to this arrangement. 

Nevertheless, in most circumstances, the home inspection is considered separate from other closing costs and is usually the responsibility of the buyer if he/she requests the inspection. 

Separate home inspections, such as an indoor air quality test or radon inspection, are usually paid for separately by the buyer unless the seller wants to perform these tests. 

How Much Does a Home Inspection Cost?

If you are responsible for paying for the home inspection, you can expect to pay an average of $342 nationwide and between $200 and $500 in Pennsylvania. Some factors that may impact the cost of the home inspection include:

• The location of the home
• The square footage of the home
• The age of the home
• The number of issues with the home 

Keep in mind that, unlike a deposit, you cannot be refunded for a home inspection if you are unsatisfied with the results.

How Much Does a Home Inspection Cost?

If you are responsible for paying for the home inspection, you can expect to pay an average of $342 nationwide and between $200 and $500 in Pennsylvania. Some factors that may impact the cost of the home inspection include:

• The location of the home
• The square footage of the home
• The age of the home
• The number of issues with the home 

Keep in mind that, unlike a deposit, you cannot be refunded for a home inspection if you are unsatisfied with the results. 

Who’s Responsible for Home Inspection Repairs?

In most cases, the seller will be responsible for performing any repairs on a home to complete the transaction. In Pennsylvania, home inspectors are forbidden from providing specific quotes on home repairs, and these prices are to be negotiated by the seller and the third-party providing them. 

Do Seller’s Typically Get a Copy of the Inspection

In most cases, the seller will not be provided with a copy of the inspection report if the buyer pays for it. The seller will be notified of any repairs or issues that the buyer finds unsatisfactory. This is why we urge sellers to perform a pre-listing inspection so they can get their own copy to compare against anything that may come up on the buyer’s inspection and use during negotiation. 

If the seller and buyer share the inspection cost as part of closing, the seller will be provided with a copy. 

Of course, if the seller requests and pays for the inspection, they will receive a copy of the report. 

Home Inspections Benefit Buyers and Sellers

In negotiation, knowledge is power and therefore we recommend that both buyers and sellers perform their own home inspection. While it may seem redundant, it empowers both parties during negotiation and a pre-listing inspection can expedite the sale of the home by allowing the seller to take care of any repairs before the actual closing process.

Most importantly, it will provide both parties with greater peace of mind. 

If you need a thorough and honest home inspection in NEPA, trust only the best. Trust an InterNACHI-certified home inspection from Mountain to Valley Home Inspections. Contact us today for your free quote!