You’ve scheduled a home inspection…Now what?
Whether you are buying, selling or have ordered a home maintenance inspection for your primary or investment property; there are a couple steps you’ll want to take to prepare for the inspection. You’ve paid a professional to give you a picture of the condition of the property. To get the greatest value for this service, you’ll want to provide complete access so the inspector can report all visible defects. If an inspector cannot access a particular component, that limitation will be written in the report along with a recommendation for further inspection or evaluation. The fewer limitations listed in the inspection report, the clearer and more complete your report will be.
But I’m trying to sell my house, I don’t want you to find defects
Sellers may be tempted to hide defects from an inspector. This is not a good idea because a buyer or their inspector will likely find the defect during their inspection contingency period, which could torpedo the deal, or worse, lead to an expensive lawsuit. As a seller, it is important to offer a complete disclosure package to potential buyers in order to get good, honest, accurate offers and to expedite the sale. I recommend sellers have a conversation about disclosures with their real estate agent.
What will my inspector be inspecting?
A typical home inspection includes a visual inspection of the roof, exterior (siding, trim, flatwork, retaining walls, decks, drainage, exterior plumbing and electrical), garage, kitchen, bathrooms, interiors (rooms, doors, windows, interior surfaces), laundry, attic, HVAC systems, plumbing, electrical and structure. The inspector will need access to all components of the building in order to provide a complete report for the client. In order to provide the greatest value for the inspection fee, the inspector needs complete access.
Common Limitations
Here is a list of some of the most common limitations in a home inspection report for an occupied property:
· The attic entry was blocked by shelving and/or stored items and the attic could not be entered. The framing, insulation, mechanical and other inaccessible components were not inspected.
· The crawlspace hatch was blocked by stored items and the crawlspace could not be entered. A majority of the foundation, structure, plumbing and electrical were not inspected.
· Stored items in the garage limited our inspection. Defects may be present that were not visible at the time of inspection.
· The electrical subpanel was blocked by stored items or shelving and the panel was not inspected.
Inspectors also often see debris on the roof and in the gutters, limiting visual inspection, the gas turned off at the water heater and/or furnace, GFCI outlets that are blocked and inaccessible for testing, clutter and stored items throughout the property, limiting inspection, dead light bulbs, barking dogs in the back yard and children or pets occupying a bedroom at the time of inspection.
All of these limitations prompt comments in the report recommending further evaluation once access is made available. Not only does this leave the door open for defects to be found later, but it leads to additional expenses for hiring additional inspection services or review by a licensed contractor. Take some time to prepare for your home inspection and save yourself some time, money and eliminate stress during an inherently stressful process.
What To Do:
If you have the time and capacity, here is a list of things to do to prepare for the inspection, in order of priority:
· Locate attic and crawlspace access points and clear stored items
· Locate electrical panels and clear stored items, remove locks from exterior panels
· Clear clutter in the garage to allow access to doorways, electrical panels, GFCI receptacles, mechanicals and laundry
· Ensure utilities are on and clear pathways to mechanical systems
· Remove excessive clutter and allow access to all rooms in the home
· Clear debris from roof and gutters
· Clear stored items under kitchen and bath sinks
· Replaced dead light bulbs
· Unlock gates
· Remove pets and people if possible
Everyone benefits from a more complete inspection report. As a home inspector my goal is to provide an excellent service to my client. A clear, concise and complete report is my priority.
Questions? Ready to book an inspection? Please contact me at 831-295-2259. You can also contact our office at 1-800-285-3001 or schedule an inspection 24/7 here.
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