Choosing A Home Inspector

Which Inspector to Choose

The National Association of REALTORS® has recommended the following when choosing an inspector:

Ask exactly what the inspector does or does not inspect.

Ask what scientific instruments are used ? such as moisture detectors, combustible gas detectors, and electromagnetic detectors.

Ask about the inspector´s professional organization affiliations of memberships, education level, and licensing.

Like REALTORS, all home inspectors in South Carolina are licensed. Some home inspectors are also members of the American Association of Home Inspectors "ASHI" and suscribe to a Code of Ethics. Ask if they are members.

Ask how many inspections the inspector has conducted and whether the inspector works full time.

Ask what type of insurance the inspector has ? including liability and errors and omissions.

Ask whether the inspector is involved in any other businesses, such as home repair, that represent a conflict of interest.

One of the final inspections prior to closing is the CL 100, commonly known as a wood infestation report

We strongly recommend that this report be purchased and paid for by the buyer as this report will be concerning termite infestation, wood rot and wood destroying organisms which can have a tremendous affect on the structural integrity of your new home.

Property Inspection Disclosure

The seller should always have a property disclosure available for interested buyers.  This will reveal the material facts about the physical condition of the property.

This does not take the place of a buyer´s inspection that is usually made after a contract is agreed upon.  The purpose of the inspection is to find major defects in the home.  It is advisable to hire a professional inspector to do this. 

There is a provision in the sales contract that gives you the right to inspect the mechanical, electrical, plumbing and structural portions of the property.

The inspection will be focused but not limited to some of the examples in the following four areas:

   Mechanical ? heating, air-conditioning, appliances

   Plumbing ? fixtures, lines, water heaters, sewers

   Electrical ? wiring, out of date systems

   Structural ? doors, windows, roof, foundation, drainage, ventilation, environmental hazards

There are inspection companies that provide services of this type.  You can accompany the inspector to ask questions and receive a written report itemizing any areas of concern.  If repairs are needed, you can request the seller to make them in accordance with the provisions of the sales contract.  See Below:

19. (B)  Inspection:  Buyer at Buyer´s expense shall have the privilege and responsibility of inspecting the structure, square footage, environmental concerns including but not limited to radon gas, lead-based paint and lead-based paint hazards, wetlands study, appurtenant buildings, heating, air conditioning, electrical and plumbing systems as well as built-in appurtenant equipment or appliances prior to the day of closing or possession.  In the event repairs are necessary to place the heating system, air conditioning, plumbing and electrical system to be conveyed in operative doncition and to make the roof free of leaks, and the dwelling structurally sound, the Seller shall be notified within ______ consecutive days after both parties have signed this Agreement.  Time of the essence.  If Buyer fails to notify seller within this time, Buyer shall have waived any and all rights under the terms of this paragraph.  If Lender´s commitment requires any additional inspections or certifications, these are to be provided by Buyer.

Home Protection Plan is something you may want when negotiating an offer on a Pre-Owned Home.

As an additional benefit, some sellers provide a Home Protection Plan for the buyer.  This coverage is usually good for one year on selected items:

                   Central Heating System

                   Electric Central Air System

Interior Plumbing                                                                    Built-in Appliances

                             Electrical System

If the home you choose does not have a Home Protection Plan, you can acquire the coverage yourself.  Programs can vary in price and coverage.

For your convenience I have provided you with a sample home warranty contract so you can see the extent of coverage it offers.