If you’re in the market to buy a new home, odds are you’re going to be looking at doing a home inspection on the house you’re interested in. Otherwise, you’d want to put an offer in on a home with a condition of inspection. This means that should your offer be accepted, you have the option to do an inspection. If the inspection comes back and there are issues you didn’t know about, you have the right to revoke your offer.
Two different kinds of inspections:
- 5-Point Inspection: A 5-point inspection covers the plumbing, HVAC, electrical panels, roof and structural systems of the home. These are the areas of the home that if there were issues, would cost you a lot of money, time and work down the road to fix. Getting a 5-point inspection on the home you are interested in buying will give you a clear indication of the overall safety and security of the home and from there you can decide if you’d like to put in an offer. These home inspections typically cost between $150-$250 and take between 30 minutes to an hour.
- Full Home Inspection: A full home inspection will cover whether or not the plumbing and electrical need to be upgraded, how good the insulation and ventilation are, if there’s any water damage, cracks or damage to the foundation and roof, attic, windows and doors, the status of the basement as well as the overall structural integrity. These types of inspections typically cost between $300 to $500, depending on the size, location and age of the home and take about two hours.
Both inspections will come with a complete report for you to keep and review. Note: As the buyer, you are responsible for bearing the cost of the inspection.
But Chuck and Shantal, I’m not a professional so what should I be looking for when I’m walking through a home for the first time? What are the red flags?
Great question. Here is a list of the things we think you should be looking for when viewing a house for the first time:
- Check the floors – keep an eye out for sagging, spongy or dipping floors. This could indicate a DIY flooring job, plumbing issues or improper foundation.
- Look for cracks in the walls or ceiling – Small drywall cracks are probably nothing to worry about, but larger cracks or ones with discoloration may indicate structural issues or leaks.
- Fresh paint – while it looks nice, painting is always a nice way to cover up things sellers don’t want you to see. If you notice any unusual coverups, ask why the work was done. And pay attention to location. That’s a pretty good indicator of whether or not a cover up was done.
- Look for water in the basement – if the house you are looking at has a basement, ask your realtor about flooding in the area and if it’s common. Then check for water damage in the basement.
- Take a look at the roof – while this is a key part of the inspection report, roofs that have multiple layers of shingles could pose problems down the line – like asbestos. Sometimes instead of removing the old shingles, home owners will add new shingles on top of the old ones. While this does save time and money, in the long-term it’s a bad idea.
- Check for trees outside – while this isn’t something people usually think about, dead or rotted trees can pose a problem down the line. You wouldn’t want one of these trees falling on your new house and damaging it.
- Flush out the bathroom – check the water pressure and flush the toilet to see if there are any backups. Low water pressure can be irritating when you’re showering but can also indicate plumbing issues.
- What options do you have for renovating – this might be something you want to ask the inspector but if you’re looking at buying a home and you’re considering removing some walls, ask about whether or not this is even feasible? If the wall is a support system for the roof, the answer is going to be no.
These are just a few of the major things to be looking for when it comes to viewing a home for the first time. Bring this checklist with you the next time you go to look at a house.
If you’re not feeling 100% comfortable, ask the questions to your real estate agent. They should be able to help!
Chuck Roy, Broker | 226-344-5482
Shantal Johnson, Sales Representative | 226-344-5485
