Home Inspection

Typical course of events and process for a Pre-Purchase, or Buyer Home Inspection:

 1) Typically a pre-purchase inspection is performed after a contract for sale and purchase of the home has been accepted.  The contract should contain a home inspection contingency clause.  In addition to inspection facilitating language, a general home inspection contingency clause should specify that the buyer may cancel the contract, at their sole discretion, if inspection findings are not satisfactory to the buyer. A contract will typically specify an inspection period (a limited time frame during which the buyer may have an inspection performed and cancel the contract).  An inspection period of 5, 7, or 10 days is common.

2) Once the contract is accepted (or permission to perform an inspection is granted), it is time to schedule the inspection.  We can typically schedule your inspection within a few days of notice. In order to perform the inspection, all utilities (water – electricity – gas) should be active.  Please ensure that the utilities are on (it is typical for the purchase contract to require that the seller make the utilities available for the inspection period).  Note: the process to activate deactivated utilities can take several days — don’t wait to the last minute to get the process started. Note: whenever possible, home buyers should obtain a complete and up-to-date sellers disclosure statment that identifies any known facts, defects or problems affecting the property.

3) Full access to the property will of course be required.  Typically the inspector is provided access into the home by the seller, a real estate agent, or an authorized representative of the seller.  Arrangement for property access is the responsibility of the home buyer.  Note: when dealing with forclosed or bank owned properties, it is not uncommon for the representative of the seller to provide the code for a key lock-box present at the property.

4) The length of time required for inspection of most homes will range from around 2.5-4.5 hours.  The duration of the inspection is primarily related to the size and complexity of the home and the number of issues encountered.  Please inform all concerned parties to anticipate, and allow for, all time needed to perform your inspection. Although not required, I prefer that my clients meet me at the property for the inspection.  You will typically gain a better understanding of the home condition if we can directly discuss the inspection findings during the inspection.  Of course, if you can not be present, we can discuss the inspection results over the phone.

5) An inspection report will be prepared after completion of the inspection and is typically avaliable the same day. In addition to sending your report by Email, your private password protected inspection report is typically made available for website download the same day. I can also Priority Mail a report package to addresses within the United States. Considering intrinsic limitations of the home inspection, further evaluation beyond the scope of the inspection may be needed to fully determine the extent and significance of certain issues and concerns which have been observed and reported.  If appropriate, you should arrange for further evaluation as needed so that you are well informed.

6) Once informed of the home condition, you can use this information to go about getting any deficiencies taken care of on your own, determine whether proceeding with the purchase of the home is prudent, or perhaps use this knowledge to negotiate the terms of your home purchase.

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