Preparing For A Boise Area Home Inspection | Boise Home Inspection Basics

Preparing for a home inspection.

 

Why Should I Have a Home Inspection?

A home inspection is a critical step in the due diligence you should conduct before finalizing the purchase of your home.  An inspection will tell you much about the home—things that cannot be identified by the untrained eye.   It will also give you information about how to care for the home after the sale.

 

What does a home inspector do?

A home inspector will evaluate the condition of the home—from the exterior (including roofing, siding, windows, doors, driveways, and walkways) to the interior systems (plumbing, heating, air conditioning,  and electricity).  A thorough inspection will uncover items as obvious as holes in the wall and also the less blatant, but much more concerning items like water in the crawl space or unsafe electrical wiring.  You will receive a report including pictures, detailed descriptions of items in less than good condition, and recommendations for items needing attention.

 

Home inspection Preparation steps

  1. Gather information about your home.  Before you request an estimate, you’ll need to be able to provide some information about the home to be inspected.  Be ready to share the approximate square-footage, the age of the home, and the type of heating systems.
  2. Compare Inspectors. 
    • Home Inspector Certifications.  Ask about the inspector’s certification(s).  The strictest certification is ASHI (American Society of Home Inspectors) certification.  Why choose an ASHI Inspector?
    • Other inspections.  Ask the companies about other inspections they offer.  Lead inspections should be done on homes built before 1978.  Pest inspections should be done on homes in certain areas and climates. 
    • Home Inspection Report.  Ask about the report you will receive.  Sometimes they will share a sample report so you can see the scope and the level of detail of the inspection.  Some companies leave you will a hard-copy as part of a manual that will help you care for the home after the purchase, others provide downloadable reports that are easier to share with others.  Although you will own the report and don’t have to share it with anyone, it is helpful to be able to share it with your real estate agent and sometimes even with the seller.  A good inspection company should at least provide an emailed version of the report.
    • Home Inspection Cost.  And of course ask what the inspection will cost.
  3. Choose an inspector and make an appointment.   Choose an inspector based on what you discover.  Make an appointment at a time when you will be able to attend—at least for some part of the inspection including the end.  This is a long time to wait, but it is helpful for the inspector to be able to talk with you and show you any major concerns that might not be as clearly communicated in writing on the report.  Your agent should attend as well so that you can work together to make any inspection contingency release requests of the seller.

    Inspection Contingency Releases

    In nearly all cases, it makes sense to include an inspection contingency in your offer to purchase a home.  An inspection contingency provides you the opportunity to conduct due diligence—a more detailed discovery of the condition of a property.  The purchase and sale agreement (offer) should specify the details of the contingency including but not limited to the items listed below.  Read your purchase and sale agreement carefully and ask your real estate agent or attorney if you have any questions.

     

    Inspection Contingency Release Clause Items

    • How many days does the buyer have to have the property inspected and either remove the contingency or request that items be repaired, replaced, or otherwise compensated for (like a lower price)?
    • How many days does the seller have to respond to the buyer’s request(s)?
    • If the seller does not agree to the buyer’s request(s), how many days does the buyer have to give written notice that they will not buy the property? 
    • If the seller does not agree to the buyer’s request(s) and the buyer does not give notice that they will not buy the property, then the contingency is often considered to be waived.  Make sure you read your agreement carefully and ask your real estate agent or attorney if it is unclear to you.

     

    Negotiating Items for Repair

    After you receive the inspection report, it is time to decide what (if anything) you will request that the seller either replace, repair, or compensate you for.  

     

    Repair, Replace, or Compensation. 

    A home inspection may discover a broken window seal, faulty smoke detector, nonworking kitchen appliance, air conditioner, or heating system or a host of other problems.  In some cases, it makes sense to be picky in your inspection contingency requests while other times, you should expect to fix things yourself.  If you are buying a new home, you should expect ‘new condition’.  Other times, it is best to only ask a seller to fix items that would be major costs to you or are truly deal breakers.  For example, if you are buying a used home and already have negotiated a lower than market price, it would be less appropriate to ask the seller to re-paint a room because of regular wear and tear.  Sometimes non-deal breaker items can be asked for originally so that the buyer can use it as a negotiating tool, but it would be a shame to cause the deal to fall apart because the seller is irritated that they are being asked to spend time and money on petty items. 

     

    What to consider when requesting Repairs, Replacement, or Compensation:

    • Consider the Seller.  Is the Seller a new home builder or is it a resale home with an owner who has lived in the home for many years?  Do you know if they are upgrading or moving out because they can’t afford the mortgage?  Do they have cash on hand to complete repairs and replacements or is it more appropriate to ask for a lower price?
    • What kind of deal have you negotiated?  Have you already negotiated an incredible deal, even with the items you discover in the inspection?  Or do you feel you negotiated a fair price based on what you knew about the property before your inspection?  If the latter is your situation, it’s appropriate to ask for more items to be fixed or compensation be made so that you are not overpaying.
    • Consider the current market.  Is there a long line of would-be buyers that would take your place if your deal falls apart or is it a buyers’ market with multiple homes for every buyer.  This is just as critical as it was in your original offer and counter-offer(s). 
    • Don’t let your emotions direct your actions.  After the initial negotiating is complete, it’s easy to get attached to the home.  If you’re emotions are overriding your rational thinking, you may end up buying even though the inspection uncovers many items in need of costly repairs.  Rely on your real estate agent and close friends and family to help you keep things in perspective.  While the feeling you get about a home is important to pay attention to when choosing a home, making sure you are buying at a fair price will be a factor in your long-term happiness.