Buying or selling a home is an exciting process, but it can also feel overwhelming. No matter which side of the table you’re on, this is a big emotional and financial decision! And one of the most nerve-wracking moments for all parties involved is the home inspection, when a trained professional slowly moves through the property to ensure the home is safe and habitable for the potential buyers.
While the inspector should always be an unbiased member of the journey, they hold a great amount of power and responsibility, as their review of the home can significantly influence the final sale price of the home.
To help explain the home inspection process, we’ve outlined some of the expectations you should have along the way.
Table of Contents
Buyers: How to Find a Good Home Inspector
Sellers: What to Do Before Your Home Inspection
What Is the Home Inspection?
The home inspection is when a buyer hires an unbiased third party—a professional home inspector—to check the home’s integrity. This individual will review everything that could impact the home’s safety and habitability, including the roof, foundation, drainage, plumbing, HVAC, walls, windows, and doors.
A good home inspector will help spot dangerous or costly issues before the sale, potentially helping the buyer avoid expensive repairs.
This home inspection process shouldn’t be confused with the four-point inspection that examines roofing, electricals, plumbing, and HVAC. The four-point inspection is typically reserved as a relatively quick inspection process for insurance companies to evaluate how much liability a home’s integrity could pose for its inhabitants. In contrast, the traditional home inspection will be much more thorough.
Buyers: How to Find A Good Home Inspector
The buyer is typically responsible for finding an impartial home inspector to tour the home.
Your real estate agent likely has a few home inspectors in their network to recommend, but you could also ask family, friends, and any trade associations you’re part of. As the buyer, you want someone who has a reputation for being thorough, as a diligent inspector can help you avoid moving into a money pit!
Most inspectors charge according to the size of the home, as more structure means more for them to inspect. In general, a home inspection costs somewhere between $300-$500, according to the U.S. Department of Housing and Urban Development. If you’re interested in a very large home, like one well over 2,000 square feet, the inspection could cost even more.
Sellers: What to Do Before Your Home Inspection
Before the inspector arrives, make sure your home is accessible. Remember: The inspector will need to reach all of the hard-to-reach places you rarely visit, so be sure to:
Clear a path to the attic. If your attic is packed with boxes, ensure there’s enough room for the inspector to move around.
Clear a path to your crawlspace, if you have one.
Clear a path to the furnace or furnace room.
Clear out the space underneath your sinks so the inspector can check for leaks, mold, and water damage.
Clear your gutters and downspouts of excess leaves and debris that could cause clogs.
Check your light bulbs and outlets. Your inspector will check to see if your light switches work. If a light bulb is burned out, they’ll have to either replace the bulb or test the light socket, both of which can be time-consuming. It’s easier to simply show that the light socket is working, so check your light bulbs ahead of time!
Check your roof for moss and debris. Remove anything you find ahead of time.
Check that the labels in your circuit breaker box are accurate. If you spot inaccuracies, relabel them to simplify the inspector’s job.
Take care of any bugs or vermin ahead of time. Though it’s OK to have a couple of ants or evidence of a mouse, it’s better to manage such infestations quickly so it doesn’t deter potential buyers.
If you have an opportunity to clean up potential issues before your inspector visits, take it! While you never want to mislead your inspector or potential buyers, having a tidy home free of potentially dangerous issues may reduce headaches down the road.
The Home Inspection Process: 11 Steps to Expect
During the home inspection, your inspector will check:
1. Your HVAC - How efficient is your HVAC system? Are there any signs of excessive wear that could turn into costly repairs for future homeowners?
2. Interior Plumbing - Are there any leaks or signs of water damage? If so, your inspector will take note.
3. Electrical Systems - Are your electrics up to code? Your inspector will also check that your electrics are working and that you don’t have any faulty or exposed wiring.
4. Roofing - Are your shingles intact and in good condition? Are there any signs of leakage?
5. Attic - Your inspector will check for sufficient insulation and ventilation, as well as any signs of pests like mice, bats, squirrels, and other animals.
6. Floors - Are the floors level, safe, and intact? If the house has been vacant, are there are any holes in the floor from decay, vermin, or vandals?
7. Windows - Are the windows properly sealed from the interior and exterior?
8. Foundation - Are there any signs of foundational issues, like cracks, settling, uneven floors, and doors that don’t open and close properly?
9. Basement - Are there signs of flooding? Is the basement damp? Is there mold present?
10. Doors - Are the exterior and interior doors easy to access? Do the exterior doors lead to safe, level landings?
11. Grounds - Are there any drainage or septic issues?
During the inspection, your inspector will take detailed notes and pictures throughout the property. Based on their findings, they’ll arrive at an objective conclusion about the home’s condition, with observations on any issues. All of this will be packed into their home inspection report.
What Happens After the Home Inspection?
Your inspector will generate a home inspection report, which may include:
Checklists
Notes
Photographs
Estimates on the remaining lifespan of significant parts of the home, like the HVAC system, roof, and foundation
Although any issues uncovered during the inspection may not necessarily require immediate intervention from you as the seller, the buyer may use the inspection report during negotiations, either requesting repairs before going under contract or reducing their offer in order to make the repairs themselves.
If any serious issues are uncovered, you may want to bring in another specialist for a second opinion. For example, any of the following issues may warrant hiring a specialist for a visit:
Possible Asbestos
Termites or evidence of termites
Evidence of Mold
Evidence or possibility of lead in the paint or water
Fault septic tank or sewage
Finding the Right Home Inspector
If you’d like a recommendation on thorough and responsible home inspectors, contact us by email theblocks@blocksintheburgh.com. We’d be happy to introduce you to some of our favorite home inspectors in the Pittsburgh region.
Cheers,
Julie & Ted