PROFESSIONAL HOME INSPECTIONS

And why should I obtain one?

Buying a home is one of the most significant decisions, and one of the biggest investments you will ever make, and obtaining a professional home inspection is the single most important thing a buyer can do for their protection. A professional home inspection will enable you to learn a great deal about the ins and outs of a particular home, and answer many questions as to the structural integrity of the home you wish to purchase.
It is very important that buyer’s not rely upon reports done for others (previous buyer’s or the seller), because the report may not be current or accurate and the buyer may have no recourse against an inspector they have not retained.

WHAT IS A HOME INSPECTION?
A professional home inspection is an excellent way to obtain an unbiased opinion on the current condition of the house.  The report should cover the mechanical systems of the house including interior plumbing, heating & cooling,  all visible insulation, attic condition, electric, ventilation, doors, roof, siding, attached garage, and foundation.

WHAT IS NOT INCLUDED?
Wells, underground piping, and swimming pools are not included.  Depending on the home inspection company you hire, they may or may not include, pest & dry rot inspection, and they will probably look at the roof and chimney just enough to let you know if they can see a problem and that you should obtain a professional inspection from a specialist.
The home inspector will not open holes in the walls to check for problems, nor will they move furniture, rugs or other obstacles.

FOR BUYERS:
A professional home inspection report will provide the buyer with detailed information about the home’s physical condition, its systems and fixtures and usually note any potential future problems. There may be some areas in which the home inspector suggests you hire a specialist to look over components such as roofing, chimney, or they may note a problem and suggest you call in a pest and dry rot inspector.
The buyer should carefully look over the inspection report to determine any problem areas the inspector has identified and make appointments with any other inspectors they suggest you bring in.
The inspection report will provide you with valuable information such as the location of  shut off valves, where the utilities are located, and general house operation.
Once you know the condition of the home and it’s components you will have a better idea of how to structure your offer, and what amount you are willing to offer.
Most residential sales contracts contain a clause that allows the buyer to withdraw from the agreement if a professional inspection they have ordered shows defects in the property. You will want  to take advantage of this important right by obtaining your own home inspection report from a  licensed professional inspector within the time frame specified in the sales contract.

FOR SELLERS:
A pre-listing home inspection can detect previously unknown problems and allow the seller to have repairs made ahead of time so they don’t affect the buyer’s offering price.
Having all of the major components in your home in top working order will cause less contingencies in a buyer’s offer and bring you a higher sales price It is always stressful for both parties when escrow is delayed in order to have repairs made. If all of the major repairs are done prior to listing the property, then you won’t have to disclose them in the Seller’s Property Disclosure form which is required by the state of Oregon, and your transaction will be smoother all around.

The buyer, seller or their Broker may wish to attend the inspection which will last two and a half to three and a half hours. It may be beneficial  to be there and have the inspector point out problem areas and advise on why other specialists should be called in.  You may also wish to have your contractor be present.

Some of the home inspection companies are able to generate the inspection report immediately upon completion at the home. And they will be able to go over it with you at that time.

Remember, the inspector is  trained to spot problems large and small, from missing roof shingles to electrical outlet covers. As a buyer, you are looking for problems with the major components such as cracked or unstable foundations, heating and cooling systems, pest infestations, and plumbing or electrical problems to name a few.

The home inspector will include pictures of problems as well as a diagram of the home showing the location of any problems found.

The home inspector completing the inspection of two or more components of the home  cannot, by law, perform repairs on the house within a twelve month period of the home  inspection. If, however, they only complete  an inspection on one component, such as a licensed roofing inspector inspecting the roof, they may contract to make repairs.

FINDING A PROFESSIONAL HOME INSPECTOR & QUESTIONS TO ASK:
Your real estate Broker can give you a list of inspectors, or you can get a list from your local lender or the title company.
You can check with the CCB, (Oregon Construction Contractors Board) to make sure the business is properly licensed, and have a certified home inspector. You can visit their web site at: www.oregon.gov/ccb or call 503-378-4621.
You might want to ask the home inspector how they handle disputes, do they have E&O insurance, (errors & omission insurance) and an arbitration clause in their contract? A written contract is required for all home inspections. Make sure you know what is included in your home inspection. What components is the inspector checking? Are they checking details such as asbestos, radon, lead-based paint, code compliance, mold, and low-voltage wiring, etc?
Most home inspectors limit their liability to the amount of the home inspection, which makes it very important to find a skilled, competent person to do the job.

Other components you need to consider having specialists check out would include the sewer/septic system,  (have septic systems pumped and inspected),  Pest & dry rot if not included in the home inspection,  and a complete wood stove/fireplace cleaning and inspection.
If the property has a well, you want to ask for a copy of the well logs so you know what the GPM  and depth of the water is. And the seller is required to check the water for nitrates and total coliform bacteria..  More well log information can be found at:
http://oregon.gov/dhs/ph/dwp/.   If the seller claims irrigation water rights, ask to see them, and you should ask for  a full report from Salem.
Pay special attention to the Seller’s Property Disclosure form to see if the seller discloses any underground storage tanks. You should be aware of potential problems associated with underground oil/gasoline storage tanks. For more information check out: http://www.deq.state.or.us/lq/tanks/hot/licenseinfo.htm.