Pre Sale Home Inspection

The purpose of the pre sale home inspection is to give a prospective buyer an independent opinion on the readily accessible flaws or deficiencies in the major components of a home. While it may not discover all flaws or problems in a home, an inspection can point out flaws or problems that might turn into bigger problems in the future.

Professional home inspectors review all the major construction and functional aspects in a home, going point-by-point down their checklist. The inspection will identify portions of the home that are not working properly, need replacement or which might be unsafe.

The inspector will complete a written report describing the home in detail and noting any problem areas they have identified. The inspector may recommend solutions or a more thorough inspection by a specialist. For example, a visual inspection of the roof may identify what appears to be loose flashing around the chimney; however, a professional roofer will need to get on the roof to determine if there is a problem and, if so, what needs to be done to solve the problem.

It is not difficult to find a home inspector. An Internet search can easily give you a list of names of prospective inspectors in your geographic area. Be sure you check their qualifications and references. In some states, home inspectors do not have to be licensed, so it is possible for anyone to advertise themselves as a home inspector.

Real estate agents can give you the names of home inspectors in your area. You can also contact online directories such as ServiceMagic, American Society of Home Inspectors and the American Home Inspection Directory. Look for inspectors who are members of a national home inspection association such as the American Society of Home Inspectors (ASHI) or the National Association of Home Inspectors (NAHI).

Be sure that your home inspector will give you a written report detailing the findings. This report can then be provided to prospective homebuyers. Many home inspectors use a software program that details their inspection process as well as their findings. Reports generated by software programs often include photographs to further explain the findings.

The home inspector will walk around the inside and outside of the house, go down in the basement, go up in the attic and look into crawlspaces. They will do a visual inspection combined with minimal functional inspections such as:

• Turning faucets on and off
• Running the heater
• Running the air conditioner
• Turning the lights on and off

The home inspector is trained to visibly inspect the home and to take note of anything that appears out of the ordinarily. The process they use may appear to be hands off, but they are carefully looking at all aspects of the home's construction. They typically work with a checklist and take lots of notes while they complete their inspection. The checklist and the notes form the basis of their written report.

Not all home inspectors use the same process or inspect elements of a home in the same order. Generally, the process the inspector will use a systematic approach which includes going room-by-room and area-by-area to make sure that all aspects of the home are evaluated.

Typically, the inspector will use a checklist guiding them to look for the following aspects:

• Look at the walkways, driveways, patios and decks. Check for cracks, broken or uneven surfaces.
• Look at the roof. Is the ridge of the roof straight and level or does the roof sag? Are there any damaged or missing shingles? Is there any loose flashing at the chimney or where the various elevations of the roof meet?
• Look at the chimney. Is the cap cracked? Is there a fire prevention cap on the chimney? Is the chimney straight? Are any bricks or mortar missing?
• Inspect the gutters and downspouts. Be sure the gutter slope down towards the downspouts. Look for any loose sections or any rust or peeling paint.
• Examine the wall coverings such as brick, wood or siding. Look for missing or cracked bricks, boards and siding. Notice any obvious gaps or any visible rot.
• Look at the painted walls. Look for any problems with the paint, caulking.
• Inspect the foundations. Note any water marks, cracking or flaking.
• Move closer and look at the porch, scanning down from the top to the foundation. Look for flaking or cracking masonry. Take note of any paint problems or obvious settlement or structural problems.

• Inspect the entire floor. Look for sagging or sloping. Note any water stains, cracked tiles, damaged wood or worn carpet.
• Inspect the entire section of each wall. Look for cracks, irregularities and water stains.
• Look at each electrical outlet and light switch. Be sure to look in every closet and open every door and window. Look for the heat source of each room.
• Inspect the entire ceiling. Look for stains, cracks and loose or sagging plaster.
• Open and close windows and doors, including closet doors. Look for smooth operation of the window, doors and locks.
• Complete the inspection by inspecting items in the room such as appliances.

Each room will be inspected. Some rooms will require special inspections. For example:

• Basement – Look for water and mildew stains on the floors, walls and ceilings. Look for obvious issues in the floor joists.
• Bathroom and kitchen – Inspect the floor, walls and ceiling. Look at each plumbing fixture, checking that they work and don't leak. Turn on the faucets to see if they leak and if there is enough water pressure. Look under the counter top for water stains or wood rot. Open and close drawers and cabinet doors to be sure they work smoothly.
• Living room – Inspect the inside and outside of the fireplace.

• Ask about the age of the furnace, air conditioner and hot water heater. Check how frequently they are serviced.
• Check any visible water supply pipes for rust or corrosion.
• Ask if there have been any upgrades. If so, was the completed projected inspected by the city building inspector?

A pre sale home inspection can be a valuable sales tool for a homeowner. It is usually viewed by the prospective homebuyer as a non-biased statement showing the structural and functional integrity of the home. It can be an early-warning for the prospective homebuyer of any structural and cosmetic issues.

Many realtors will recommend that a seller have a home inspection before they put the house on the market. This gives the homeowner the opportunity to fix any defects found in the inspection before the house is viewed by prospective buyers.

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