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July 1, 2020
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What to Expect When You’re Inspecting

When buying a home, one of the first steps in the process to closing, is scheduling a home inspection. The goal of the inspection is to provide a thorough understanding of the condition of the home. Here are some answers to common questions we have from clients regarding the process.

How long is the inspection?

The actual inspection typically takes 1.5 to 2.5 hours depending on the size and complexity of the property. You are free to join the inspector for his entire inspection, it’s a great chance to learn more about your home.

Do I receive a copy of the report?

After the inspector is done, we typically receive the inspection report that evening. We then review and decide which issues are necessary to correct and then form our Inspection Objection.

Do the sellers have to complete all our requests?

In our current market sellers hold a lot of the leverage in these inspection negotiations. Focusing on the key items such as health and safety and structural issues, rather than trying to ask for a bunch of smaller items will help in this process.

What kind of inspections options are available?

A general inspection is when a home inspector goes over the whole home, inside and out, and points out any issues. They will then provide us with a comprehensive written report we can use to negotiate with the Seller. The cost is roughly $420.

A sewer scope is when a contractor comes to the home and sends a camera down the sewer line all the way to the main connection. Check out Mariel’s post on The Scoop regarding sewer scopes and why you may want to consider this as part of your inspection. The cost is roughly $130.

A radon inspection detects the levels of radon by testing a closed up, undisturbed home for 2 days. The cost is about $125- $150. If the home shows high levels of radon, the cost to mitigate is typically around $500 -$1,100.

A structural engineer can be hired to investigate issues and make a recommendation should structural concerns be visible in areas such as grading and foundation. The cost is roughly $200 for the engineer to come out and then another $100 per hour for their time working on the job.

There are many specialists available. If the general inspector finds any areas of concern, we can then bring in experts on items such as the roof, HVAC, plumbing, mold/moisture, stucco, etc.

Whether you are building a new home or purchasing a resale home, the inspection process can be an important step to being an informed homeowner. If you have more questions on buying, selling or inspector referrals, I can be reached at amy@focus-realtors.com.

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