What to Expect From a Home Inspection
A professional home inspection can give you added confidence as a home buyer and help you to make an informed decision about a property that you're considering purchasing.
A professional home inspector can identify potential issues and give you an idea of what ongoing maintenance the property may require.
When you're buying a home, a professional home inspector could save you thousands of dollars in unexpected repairs - or even keep you from unwittingly buying a money pit.
What Is A Home Inspection?
A home inspection is a visual examination of the accessible areas of a residential property, performed for a fee, which is designed to identify defects in specific systems and components that are both observed and deemed material by the inspector. Home inspectors are not required to dismantle or remove components. A home inspection in Oregon must include a written Home Inspection Agreement between the inspector and the client.
The inspector will evaluate:
◦ heating system
◦ central air conditioning system (weather permitting)
◦ interior plumbing
◦ interior drain, waste, and vent system
◦ interior water supply and distribution system
◦ interior and exterior faucets
◦ water heating equipment
◦ electrical service equipment, grounding equipment, and distribution panels
◦ roof and roof structure
◦ roof coverings, roof drainage systems, flashings
◦ skylights, chimneys, and roof penetrations
◦ eaves, soffits, and fascias
◦ attic, and visible insulation
◦ ceilings and ceiling structure
◦ walls and wall structure
◦ wall cladding, flashings, and trim
◦ floors and floor structure
◦ doors and windows
◦ crawlspaces
◦ foundation, basement, and structural components
◦ garage door and garage door operators
◦ attached decks, balconies, steps, porches, and railings
◦ vegetation, grading, drainage, driveways, patios, walkways
◦ a representative number of installed ceiling fans, lighting fixtures, switches, and receptacles
◦ chimneys, flues, and vents, (where readily visible)
◦ kitchen appliances: dishwasher, range, cook top, oven, garbage disposal
◦ ventilation of kitchen, bathroom, laundry, attic and foundation areas
◦ range hood and ventilation equipment
◦ installed microwave oven
◦ built-in refrigerators
◦ above-ground oil storage and distribution systems
◦ sump pumps and sewage ejection pumps (unless sealed)
How Much Does A Home Inspection Cost?
A home inspection can cost $350 to $700 or more, depending on the square footage and the age of the home. The inspector is paid at or before the time the service is provided.
How Long Does A Home Inspection Take?
The actual inspection usually takes from 2 to 4 hours, depending on the size and condition of the home. Larger, older, or poorly maintained homes may take longer. The finished report should usually be available within 24 hours after the inspector is done on site.
When Does The Home Inspection Happen?
An inspection can happen either before the seller puts the home on the market (Seller Inspection), or after the seller has accepted your offer, but before the purchase is complete (Buyer Inspection).
As a seller, having an inspection done before the first open house gives you time to make any necessary repairs using your own choice of contractors and on your own time schedule. This can help to avoid increased costs, or less than ideal repairs.
As a Buyer, you'll want to schedule a home inspection as soon as possible once you're under contract. Allow at least 7 days for the home inspection and allow enough time for any further specialized inspections needed, such as a chimney inspection, sewerscope or radon testing.
What Happens During A Home Inspection?
A home inspector will complete a detailed walk-through of the home while taking extensive notes and lots of photos to provide an independent, objective opinion on the home’s condition. This is accomplished by making visual observations accompanied by the use of specialized tools and equipment.
It’s a visual inspection. That means that the inspection report is limited to describing conditions in those parts of the home that the inspector could see during his inspection. Parts of the home that are permanently hidden by wall, ceiling, and floor coverings are excluded, as are parts of the home that were inaccessible during the inspection for some other reason. These reasons may include lack of an access point, such as a proper door or hatch, a locked access point, an occupant’s belongings blocking access, or because of dangerous or unsanitary conditions. There may also be other reasons.
If the inspector can’t see an area of the home, they can’t assume responsibility for ensuring that a safe and proper condition exists, or that a system or component within a hidden space is operating properly.
A home inspector is not required to determine whether or not the home complies with local building codes. They also don't comment on surface finishes like paint or carpets unless a larger problem is indicated. For example, the inspector may point out a ceiling stain or repair that indicates previous water damage, but not an amateur paint job or a worn carpet.
Although inspectors develop a keen eye for details, they won’t be able to inspect any concealed areas. Areas that aren't readily accessible, such as septic tanks or sealed sump pumps, are not required to be inspected. Those items and others may require specialized evaluation by a qualified contractor.
Do I Need To Be There For The Inspection?
Before the inspection, you should receive a disclosure statement from the seller that may include known issues with the home. Use it to help you decide if there are particular areas you might want the inspector to check more closely. Write down any questions you may have while being careful to not get in the inspector’s way. If you can’t be there, ask your real estate agent to go. A professional inspector will answer your questions and discuss any major concerns at the end of the inspection.
What's Included In A Home Inspection Report ?
A good home inspection report is extensive and includes summaries, photographs, and notes. It may also include monitoring, repair, or replacement recommendations.
An inspection is not a pass-fail exam. A home cannot “pass” or “fail” an inspection. No repairs are mandatory after a home inspection. However, an inspection may uncover issues that prompt further negotiations with the seller.
What Isn’t Covered In A Home Inspection?
Many first-time home buyers assume a general home inspector will tell them absolutely everything that’s wrong with the house, but that’s not the case. Home inspections are limited in some ways:
◦ General home inspectors aren’t trained in pest and hazardous materials mediation. If you suspect a home might have termite damage, a rat problem, or issues like asbestos insulation or radon exposure, you’ll need a specialist to check those out.
◦ Things that not every home has are not typically inspected. These items include swimming pools, septic systems, or wells.
◦ Home inspectors are not required to physically move anything during their inspection, so they can only evaluate what they can see. For example, basement paneling could conceal foundation cracks, or a couch could hide a damaged electrical outlet. Clearing personal items before the inspection will allow the inspector to have better access.
A home inspection will not reveal every issue that exists or ever could exist - only those material defects that the inspector observed on the date of the inspection. A home inspection does not predict future events and the inspector is not required to determine future conditions. For example, a roof may develop a leak at any time, even right after a home inspection has been performed and no indications of a roof leak were observed.
Some conditions the inspector finds while inspecting may warrant further investigations by a specialist. These might include:
◦ Chimney/Fireplace Specialist when significant issues are noted.
◦ Mold or Pest (Wood Destroying Organisms) Specialist when significant damage is noted.
◦ Geotechnical or Structural Engineer when significant soil grading, foundation, or structural issues are noted.
◦ Licensed Electrician when widespread or significant issues are noted with the house wiring or in the electrical panels.
What Should I Do With The Inspector’s Report?
It’s up to you to decide what to do with what you learn from the final inspection report. You may decide to:
◦ Proceed with the sale as planned.
◦ Ask the seller to fix certain issues.
◦ Renegotiate the price to allow you to address issues.
◦ Walk away from the sale.
Your real estate agent can assist you in determining what to do. If all the issues are relatively small, remember that all home inspections will turn up a number of items, so you may just want to move forward. If some issues are larger and you can’t come to an agreement with the seller on what to repair, or negotiate a new price, you may need to just walk away and start looking for another home.
Hiring A Home Inspector
Even if the seller offers to share their previous home inspection report or claims that the house is “pre-inspected”, a potential buyer will still want to arrange for their own inspection. Inspection reports are not generally transferable to third parties and conditions in the home may have changed substantially since the previous report was completed.
Ask for recommendations from friends and colleagues or search the databases of professional associations such as the International Association of Certified Home Inspectors for a licensed local inspector. InterNACHI members are required to pass a comprehensive exam, honor a strict code of ethics, and complete many hours of continuing education annually.
Portland Home Energy Score Program
As of January 1, 2018, the City of Portland requires that most homes within the city limits attain a home energy score from a qualified Home Energy Assessor prior to listing. A Home Energy Score is intended to inform the homeowner and potential buyers about how energy-efficient a home is. Home sellers may qualify for a free Home Energy Score if their household income is at or below 80% of the Area Median Income.
During a home energy assessment, the home's heating and cooling equipment, duct work, water heater, insulation, windows, and roofing are examined and the data is entered into a program. A score of 1-10 is generated for the home in question, as well as recommended improvements that can raise the home's score and increase efficiency. This energy assessment is not destructive or invasive.