So now you are IN CONTRACT and you are thinking about all that has to be done – what’s next? Getting a HOME INSPECTION. As a Buyer, you will want to ensure that a neutral, licensed / professional is making the inspection of your possible next home – so that you can be better aware of what is the current condition of the home.
Now a Home Inspector is like a “general doctor” – they are going to be able to give you a good overall opinion of the condition, how the main systems “look” and if there are any areas to be specifically concerned. However, they should specifically tell you about SAFETY, STRUCTURE and HABITABILITY as these are the items that we can address with a “Post Inspection Agreement” (where we ask the Seller if they can repair / replace or give credit for the items found to be of concern / non-operational).
So who do we recommend? There is a full LIST of Home Inspectors that are available, and we do NOT receive any compensation from any Inspector that we recommend. Our recommendations are based upon the service we have received for our clients and that is all that we can pass along. If you are shopping for a lower price – understand that the person/company you want is the one that is going to give you all the relevant information in a way that you understand, in the time that you need and most importantly – the most accurate. And yes, if you uncle does home inspections – you can use him; however, if they are not a licensed “company” or insured the Seller may/could reject the findings.
Here’s a few of our trusted providers:
AccuTech, 937-344-4663
Miami Valley Property Inspections. 937-332-1413
Pillar to Post, 937-291-9100
As the Realtor, we typically arrange for the Home Inspection for our Buyer client – as they will need details of the house, contact for the Listing Agent, etc. The Buyer though gets to “pick” the Home Inspector to be used. Sometimes the availability of one inspector does not match with our client needs, and we will need to move down the list to other options. Plan on a 3-hour window (typically) for the home inspection process, and YES – the Buyer can be there – we SUGGEST that the Buyer allow the Inspector to get into and do the majority of the inspection, coming at the last hour for details and to hear the report. Please NOTE: Our company policy requires for the Buyer’s Agent to be present, if the Buyer is going to attend – so coordinating multiple schedules is critical. This is for all party’s protection and to provide for clear understanding of the Inspectors findings. (Sellers are typically NOT present for this process).
You MAY choose to have independent Companies come out for specific “Specialty” Inspections: Roof, HVAC, Electrical, Plumbing, Chimney, Structural. Understand that these companies are generally going to charge separately for the inspection they do, whether or not there is work that they could later do to resolve if any issues are found. If you pay for each individually, you will likely pay more than what the Home Inspector would charge – but the difference is a general practitioner vs a specialist.
Once the Home Inspection Report is received, usually a SUMMARY is also included – that will indicate those areas of concern (if any). This is the information that the Buyer and their Agent will discuss as to how to address in a Post Inspection Agreement; another post 😉