HOME INSPECTIONS
When you make an offer on a home, I strongly suggest that you get a home inspection. Even when buying a new home. It will cost you $400-800- but could save you many thousands of dollars. During insanity 2-3 years ago when people were making offers and waving inspections there were sometimes major surprises.
The home inspection is often a stressful occurrence. It doesn’t need to be. The inspection is done to see what kind of shape the home is in. There are always going to be issues with an inspection. Always. Sometimes very minor and occasionally major.
I always suggest that the buyer comes home the day of the inspection an hour after the inspection starts. The inspector is going to be terribly busy and doesn’t have time immediately to talk. Once the inspection nears the end the inspector will want to talk to you.
An inspection report is close to 75-100 pages. I often times think that this scares everyone. The report will have all types of information about the home. The structure, the appliances, and safety issues.
The items that you can request attention from the seller are 2-fold. Safety issues and major mechanicals. Safety issues are items like a railing is missing or broken. Major mechanicals are the HVAC system, the hot water heater , the roof and all appliances. If the item is flagged as a major defect, you can ask the seller to replace or correct it. If it is not flagged as a major defect under the contract, you can’t ask for a repair or replacement. The contract you sign with the seller’s disclosure is going to tell you all about the home and the age of most of these items. A roof that is 20 years old but not leaking or damaged in any way is not covered as a major defect.
You can’t ask for a paint chip or a crack in the drywall to be fixed or something very simple that is not covered by the 2 categories that I mentioned. Safety and major mechanicals.
In 12 years, I can remember 2 homes where the place was in such bad shape that the buyer was able to just walk away. One of the homes was incredibly old and the termite damage was so severe that the inspector suggested that the home be torn down.
Radon – I just was in a training class and the only homes that don’t need a radon test are elevated homes. That means a home that is on stilts. Often seen close to the beach. The instructor highly suggests that all other homes should have a radon test done.
Wood destroying inspection - this is typically required by the mortgage company. The most important part of this to be sure there are no termites. Minor termite infestations can easily be treated, and the home is in good shape.
Inspections don’t have to be very stressful. As your agent I will take the lead and thoroughly review the inspection report and suggest what needs to be done.
Don’t stress.
I am a real estate agent who specializes in listing homes. This is my 12th year and 98% of my sales have been listings.
FRANK A. HORNSTEIN
REALTOR
Accredited Staging Professional
McWilliams Ballard Coastal
Call or Text 302-604-4746
Email: frankhornstein1@gmail.com
Website – mcwb.com
