HOME INSPECTION:

Here are just a few links to other companies that we've either worked with in the past or heard good things about.  

Trusted House Services, LLC – Mark Davis  (239) 940-0907 - https://fl-ths.com/

239 Inspection Services - (239) 300-2420 -  https://www.239inspect.com/

Florida Gulf Coast Home Inspections - (239) 334 2373 - https://www.floridahomeinspect.com/

HOME INSPECTION:

The Whole Home Inspection and report is an important part of the home buying process. This is when a licensed home inspector visually inspects the house to find structural, electrical or mechanical flaws. The inspection is designed to inform the buyers, by revealing problems they might not have noticed otherwise. It is a "non-invasive" examination of the property, which means the inspector will not cause any damage to the home while inspecting it

Why have the Inspection?

The home inspection can save you a lot of time and money in the long run by avoiding costly repairs for problems that were not readily visible or unknown to the parties. It gives you the peace of mind that comes from knowing the true condition of the home,  at the time of inspection.  Note that when purchasing a home, new or used, that home systems can fail at any time. 

Whether you are contracting to buy a home more than thirty years old, less than five years or newly constructed, a home inspection by a licensed professional should be considered. 

For those buying newer construction, a home inspection may feel like a waste of money. No matter the age of the home, there can be costly troubles unknown to the buyer. Problems with wiring, plumbing or structural issues may not be visible during a showing and you’ll want to get an expert opinion.  Builder provided new construction warranty period should be considered also for remedy for any potential problems. A new construction home inspection is advisable so unforeseen issues can be resolved before closing. Regardless of  builder’s warranty, it is best to have cosmetic and functional issues resolved to your satisfaction prior to closing.

The Whole Home inspection costs vary between providers but a good rule of thumb would be to expect to pay from $300 to $500 depending on size and age of the home.  There may be additional specialty inspections that could be relevant to the property or required by your homeowner’s insurance provider,  and worth the added cost.

What inspections do I need completed?

Different home inspection companies offer various levels of service.  The more common inspections in Southwest Florida are below.

●     Whole Home Inspection – wide ranging and inclusive.

●     Wind Mitigation  - may help reduce insurance cost.  Typical for homes older than 2001.

●     Defective Drywall  - imported drywall commonly purchased between 2005 & 2008.

●     Four Point  - Insurability for homes generally more than 20 years old.

●     Lead Paint  - common in paint sold prior to 1978,  harmful if ingested.

●     Mold - humidity creates an environment for air-borne spores may impact air quality and health.

●     Radon - naturally occurring gas that affects air quality. May emanate from certain construction materials.

If the Whole Home Inspection reveals items in need of repair or replacement, the more costly areas are likely to be the roof, electrical, plumbing, HVAC and the pool.  Local, professional  contractors can be scheduled to inspect the problems and prepare a written cost estimate for the needed repairs.  As with the other inspections, this should be completed during the “Inspection Period” as defined in the purchase contract.  Commonly the period ranges from 7 to 15 days.  If problems arise, the inspection period may be extended,  if negotiated prior to the expiration of the initial inspection period.  This would require approval by the seller.

Negotiate

One of the advantages of having a pre-purchase home inspection performed is the power it may give you to negotiate a lower purchase price or for the seller to pay for costly repairs.

The contract language in your offer should clearly define the duration of the inspection period and the alternatives you may have if the inspection reveals problems with the home.  Options to consider may include termination of the contract with return of all deposits, reduction of purchase price or seller repair of problems identified in the inspection report.

Know What You’re Buying

In the end the most important reason to have a home inspection before you buy is to really know what you’re buying. Research your potential home like you would any other major purchase. The more you know, the fewer surprises there will be down the road. Home inspectors can help you make an informed buying-decision based on your current budget as well as your future time and money investment.

Questions  and Answers

When does the inspection usually take place?

In most cases, the inspection takes place shortly after the seller accepts the buyer's offer. It happens before the appraisal.  You want to schedule the home inspection as soon as you can, so you can have time to make repair requests.  If the inspector uncovers something serious enough to be a deal-breaker, you'll want to know sooner rather than later. As the buyer, it is your responsibility to schedule the inspection.

Who pays for it?

In nearly all cases, the home buyer pays for the home inspection.  It is designed to protect the buyer alone, so the buyer bears the cost.

Is the inspection part of my closing costs?

No.  You will have to pay for the inspection when it's performed.  It is not part of your closing costs.  The same goes for any repair costs the buyer agrees to perform.

Do you need a home inspection to get a loan?

In most cases, you don't need an inspection to get a mortgage loan.  The lender will require you to have the home appraised, but not inspected.  It is still wise to have the property inspected, whether it's required or not.

What's involved in the process?

When the inspector arrives, they examine the home starting outside and then proceed inside.   When the inspection is completed, the inspector will review any identified shortcomings with you.  The report will likely be provided to you electronically unless you specifically request a paper copy.  After you provide a copy to your Realtor, discuss the results and consider your options to move forward with the purchase, negotiate terms or back out of the contract, based on the inspection findings.

What does the inspector look for?

The inspector will look for functionality and safety problems including the home's heating and cooling system, structure, roof, plumbing, electrical system, windows and doors, foundation and more.  They visually inspect all readily accessible parts of the house, including the installed systems.  Before you hire an inspector, you should ask what they are going to look for when conducting the inspection and the turnaround time for the report.  Ideally, you should receive the report the next day.

Does the inspector check for termites?

Not usually. The inspector will tell you if they see obvious termite damage, such as half-eaten rafters in the attic.  But they won't perform a complete, certified, termite inspection with report. You use a certified wood destroying organism (WDO) inspection company for this service. WDO/ Termite inspections are highly recommended in some areas, and less necessary in others.  Ask your real estate agent if they're common in your area.

Does the inspector check for mold in the house?

Inspectors should comment on visual mold.  The home inspector will alert you to any visual signs of suspect organic substances/mold or mildew that they find.  However, they will not perform a comprehensive mold inspection or air quality sampling.  Proper mold testing is a specialized service that requires special training and equipment. Most home inspectors have the ability to conduct air quality sampling for mold.

How long does a home inspection take?

It depends on the size of the house and the speed of the individual inspector. It might take anywhere from two to four hours, for an average-sized home.  Larger homes with multiple systems and high square-footage can take significantly longer.

Should the Buyer be present for the home inspection?

As the buyer, you are usually welcome to be present for the inspection.  It is an opportunity to walk through and get immediate answers to your questions.  If you are unable to be present, your Realtor will be able coordinate with the inspector and get feedback.  The Realtor will also coordinate access to the home for the inspector

Does the seller have to leave when the inspection is being performed?

No. They are not required to leave, but they usually do and it is advisable.  It can be awkward if both the buyer and seller are present for the home inspection.  So, the sellers typically leave before it starts.  It is usually the buyers, their agent and the inspector.  If the seller is home, be respectful and friendly, but limit conversation.

What should I ask for after a home inspection, as far as repairs?

This will depend on the kind of real estate market you're in, and the severity/expense of the item to be repaired.  In a seller's market, you won't have much leverage to request repairs.  In a buyer's market, you'll have much more leverage.  You should always consider the cost of the repair work when making these decisions.  Your Realtor should be able to advise you as they will be handling the negotiations on your behalf.

Can you get out of a contract based on home inspection?

Yes, if you include such a contingency in your purchase agreement. We recommend that you always put this kind of contingency in the agreement. This allows you to back out of the deal if the inspector finds something that is unacceptable to you.

Does the seller get a copy of the inspection report?

No. As the buyer, you're the one paying for the inspection. So the report is your property. Your Realtor can provide it to the Seller with your permission.  If negotiations on price or repair are based on defects presented in the report, it could be helpful to share some or all of the report. Your Realtor may  advise you on this detail.

Does a basic home inspection include the pool?

Only on a limited basis to visually verify the basic functions of the pool equipment.  Most inspectors focus on the house itself.  A local pool service or contractor can be scheduled for more in depth inspection or leak detection, if needed.

Final Word

The home inspection is an appropriate due diligence exercise.  Understanding the current state of the home you are buying is important.  Even if you are quite confident there are no major issues, a home inspection is a great opportunity to learn about the property.  It can be a great educational experience and the first major step to understanding your new home.  REMEMBER, when it comes time to negotiate items found during the inspection make sure your requests are reasonable ones.   Don’t expect the home to be perfect, especially if it is an older home.  That is not why you are doing an inspection.  Consult with your Realtor about how to proceed negotiating the issues identified in the inspection report.  Always remember what you are buying.  All homes, especially re-sale homes,  have flaws and the seller’s job is not to provide you with 100 percent issue-free dwelling.