PASSING
YOUR HOME INSPECTION
Nearly
all buyers will hire a professional home inspector to take
a close look at their new home before closing. In some areas
home inspections are even done before the home goes under
contract.
Home
inspections cover numerous systems within the house, but
there are a handful of hot-spots that worry buyers the most.
Don't wait for inspection day to assess the condition of
your home and make necessary home repairs. Small problems
can turn into big headaches more quickly than you might
imagine, requiring a chunk of cash to fix and perhaps lowering
the home's market value.
Mold
& Mildew - Mildew stains and odors scare buyers,
especially now that toxic black mold is such a hot topic.
Chances are you won't even get an acceptable offer if mold
and mildew are present. Even if the mold in your house is
the normal variety--and not stachybotrys chartarum--take
care of it immediately. Kill the mold and mildew and fix
the source of the problem.
Wet
Basements & Crawlspaces - Mildew odors signal
that a basement is too moist. Buyers and inspectors will
look closely at the walls and floors for patches of mildew
and signs of dampness.
The home inspector will use a meter to determine how much
moisture is present in these spaces, because moisture deteriorates
building materials and attracts insects. Cover exposed earth
in basements and crawl spaces with plastic to help keep
moisture levels down.
Leaking
walls in the basement may be expensive to repair. If problems
exist you can consider lowering the price of the house upfront,
with the understanding that the price reflects an existing
problem, or give the buyers an allowance to make repairs
after closing. Ask your agent or real estate attorney for
advice.
The
Roof & Its Neighbors - Deteriorated shingles
or other roof coverings are one of the first things a home
buyer or home inspector notices. If the elements underneath
the shingles are moist or rotted, you can bet repairs will
be requested. Fixing small leaks immediately is a number
one priority.
Clean
the gutters and make sure downspouts are positioned so that
water runs away from the house.
Flashing
around the base of chimneys should be watertight. Mortar
and bricks should be in good condition.
Plumbing
Problems - Fix leaks and clogs long before the
home inspection takes place. The home inspector will check
water pressure by turning on multiple faucets and flushing
toilets at the same time. Appliances such as dishwashers
and clothes washers will be tested, too. Leaks and clogs
will be apparent during these checks.
The home inspector may check the septic system. During one
method dyes are flushed down a stool. The inspector waits
to see if the dye surfaces on the drainfield, indicating
a drainage problem.
Inadequate
or Inferior Electrical Systems - The electrical
panel and circuit breaker configuration should be adequate
for the needs of the house. A 125 amp electrical panel works
for most homes. Individual circuits should not be overloaded.
The
inspector will look for receptacles with ground fault circuit
interrupters (GFI) in bathrooms and kitchens. These receptacles
have little test-reset buttons on them. The home inspector
will likely make sure the receptacles are what they appear
to be, and not "dummies" that aren't truly wired
to work.
A
portion of the grounded receptacles (with 3-pronged plugs)
will be checked too.
The home inspector will be looking for safety issues, problems
that exist with the current system.
Other
Systems - Heating and cooling systems will be checked.
The home inspector will make sure they work and may make
statements regarding their efficiency. The inspector will
take a close look at the structure and foundation. All appliances
will be checked. The inspection report may include details
about smoke detectors.
Your
Bottom Line - Do everything you can to get the
house in good condition before you list it, but don't be
discouraged if the inspection report contains negative statements.
Home inspectors make note of everything they see.
No
home is perfect. The home inspection report is not a wish-list
for buyers. Read your contract carefully--it probably states
which systems should be in good working order at closing.
For instance, if the roof is older, but doesn't leak, it
is in good working order. If there's a leak, and fixing
just the leak is possible, the roof will be in good working
order. Your contract may also state that you are under no
obligation to make any repairs (although the buyers can
then likely withdraw from the contract).
Don't
feel you must comply with unreasonable demands for repairs. |
