Almost anyone who has bought or sold a home has either heard of or had a home inspection. Due to its importance in purchasing and selling real estate, we asked Robin Patrick, owner of 406 Home Inspection Pros in Flathead County, Montana (www.406hip.com), for his input. 406 HIP is InterNACHI certified and well-respected in the NW Montana service area.
Home Inspection Basics
The purpose of a home inspection is pretty straightforward. As a buyer, it is beneficial to know the condition of the property and the approximate cost of any potential repairs before committing to purchase. (Caveat: Home inspectors will not usually provide estimates of repair costs, but they will identify what repairs are necessary so you can obtain estimates from qualified contractors.)
A home inspection involves an inspection by a professional along with a written report of his or her findings. Home inspectors have extensive experience with home construction and systems and should always be certified by third-party associations. The cost can vary depending on the type and size of the home and the quality of the inspector.
Typically taking a few hours, the home inspector will perform a visual inspection of the home and test its systems. He may access the roof (or fly a drone to do so), as well as the attic, crawl space, and/or basement, in addition to testing the electrical, plumbing, and HVAC systems, appliances, and plumbing fixtures for proper operation. The written report usually includes photographs and a written narrative of the types of construction and systems present, calling out any defects and health and safety issues.
How to Choose a Home Inspector
According to Robin, “The biggest thing to check is the reviews of the inspector and his/her experience. Inspections vary from inspector to inspector. Outside of getting registered with the state and meeting the requirements to do so, there is very little regulation. There are best practices that a good inspector will follow, and that is important. For example, the average home inspection from 406 Home Inspection Pros is 40-60 pages. This includes pictures and documentation of things that are working as well as things we find deficient. It’s important because things change, often rapidly, such as a heating system that was working at the time of the inspection but is not at closing. If it’s documented that there are thermal pictures of it producing heat, then it is expected to be working at closing, or it needs to be remedied.”
When to Get a Home Inspection
Home inspections are not just for prospective owner-occupying buyers to “kick the tires.” They are also very useful for investors purchasing income property and homeowners planning to move and sell or rent their primary residence.
For investors, a home inspection can help assemble accurate pro forma financials by estimating any repairs and/or improvements and the approximate time frames. For current owners planning to rent their primary residence, knowing what repairs and improvements to make before a tenant takes possession will increase the performance of the property as an investment.
For sellers of a property, obtaining a home inspection before listing a property is called a Pre-Listing Inspection. Robin states, “The pre-listing inspection provides sellers with upfront information about the condition of their property, which gives them more control over repairs and potentially strengthens their negotiating position. When issues are discovered during a pre-listing inspection, the seller can either have them fixed ahead of putting the home on the market or choose to disclose the issues to potential buyers. Generally, the home will sell faster and for more money than without it. The buyers may decide to get their own inspection, but a good pre-listing inspection should eliminate any big surprises. It ensures a smoother, more efficient transaction.”
What are the most common defects discovered during home inspections?
Robin advises, “The most common items we find are usually water-related, whether stemming from improper water management, such as rain gutters or leaks. Mold is an easy frontrunner. Mold requires food, oxygen, and moisture. Most of the food comes from the building itself, such as wood and sheetrock paper. Oxygen is everywhere and almost impossible to control. Moisture is the easiest to control.
Next, we will find poor repairs that have caused other issues. These generally fall into two general categories: plumbing and electrical. Plumbing leaks can cause our number one item above—water damage that can lead to rot and/or mold. Electrical issues are a big deal because they often leave behind safety issues, be it from electrical shock to a fire hazard.”
In summary, find a highly-rated and experienced home inspector and consult with your real estate agent or property manager about whether it makes sense for you to get a home inspection. It probably does.
This post was written by Andy Kucera in collaboration with Robin Patrick, Owner of 406 Home Inspection Pros in Flathead County, Montana. www.406hip.com. This post was written by Andy Kucera, Broker/Owner and General Counsel of Valley Vista Properties. Andy is a California-licensed attorney and a real estate broker in both California and Montana. He can be reached at andyk@valleyvistaproperties.com.
