The Home Inspection

 

 

After finding your home: the Inspection

It’s easy to make sure the home you’ve chosen is a smart buy. No deal is done until the home is inspected by a qualified inspector, and approved by you. By having a home inspection, the homes vital systems are checked. This allows you to purchase your home with confidence. I will recommend qualified companies, and schedule the inspection immediately after your offer has been accepted. There is a licensing process for Indiana inspectors so you should insure that any inspector you choose is licensed. You will be provided a written report within a day or two of the inspection.



Items on your inspection report will include (but not limited to):

  • Foundations, Basement, and Structures - Basement floor and walls, proper drainage and ventilation, evidence of water seepage.
  • Exterior Siding, Windows, Doors - Exterior walls, windows, and doors; porches decks and balconies; Garage.
  • Roof- Roof type and material, condition of gutters and downspouts.
  • Interior Plumbing System - Hot and cold water system; the waste system and sewage disposal water pressure and flow; and hot water equipment.
  • Electrical System - Type of service, the number of circuits, type of protection, outlet grounding, and load balance.
  • Central Heating System -Energy source, type of cooling equipment, capacity, and distribution.
  • Interior Walls, Ceilings, Floors, Windows and Doors - Walls, floors, ceilings, stairways cabinets, and countertops.
  • Attic -Structural, Insulation, and Ventilation Information.
  • Garage -Doors, Walls, Floor, Opener.
  • Appliances -Includes Built-In Appliances and Smoke detectors.
  • Lot and landscaping - Ground slope away from foundation condition of walk, steps, and driveway.

Remember: the purpose of a home inspection is to help you learn things about the home that are not easily discoverable during your home-buying tour. It is not intended to be a “laundry list” of minor repairs for sellers to complete

 

If there is a home inspection contingency in the purchase agreement, the actual inspection needs to be scheduled within the time stated or it is assumed the right to have an inspection waived. It is very important to make arrangements as soon as possible.

 

The inspection company that you select will make the appointment for access to your new home through the listing real estate office. You are encouraged to meet the inspector and to accompany the inspector during the 2 to 3 hour inspection process to gain maximum benefit and understanding of your new home. Many find that ‘grubby’ clothes are appropriate for exploring attics and crawl spaces. Fees are normally due at the time of the inspection unless otherwise arranged.

 

Inspection is a time for you to learn about your new home and what maintenance issues will need to be handled regularly. It is also a time to determine if any major defects exist.

 

Inspection companies

The following is a partial list of home in companies currently active in the Greater Indianapolis area:

David Maudlin Indy Pro Inspection 317-339-9720

Bill Reid Brick Kicker Home Inspection 317-356-5555

Scott Surette Premium Inspection Services 317-536-8369

As stated before, this list is provided to you as a convenience and does not constitute an endorsement or recommendation of the companies or a warranty or guarantee of the quality of their service. However, I have used these inspectors and companies before and I would use them on my own home before any other inspector in town.

 

Post Inspection – Inspection Response

We will meet after the inspection to complete the ‘Buyer’s Independent Inspection Response’ form. This form allows you to ask that the seller to make repairs to major defects. The purchase agreement defines a defect as a ‘condition that would have a significant adverse effect on the value of the Property that would significantly impair the health or safety of future occupants of the Property, or that if not repaired, removed or replaced would significantly shorten or adversely affect the expected normal life of the premises.’

The Seller than has the ability to respond to the inspection response by agreeing to make the requested repairs, a portion of the repairs, providing an allowance in lieu of making repairs or to make no repairs. Just like the initial negotiation there can be a couple of iterations here. The contract says that if the ‘Buyer reasonably believes that the Inspection Report reveals a MAJOR DEFECT with the Property and Seller is unable or unwilling to remedy the defect to the Buyer’s reasonable satisfaction before closing then this Agreement may be terminated by the Buyer or suck defect shall be waived by the Buyer…’. While this language might seem straight forward this is the place in the contract that causes as many issues as any.

If the Buyer and the Seller don’t agree on the definition of a major defect (the buyer thinks something is a major defect that the seller consider minor), then it can be possible for a dispute to arise over earnest money. If both parties agree to terminate the agreement, the buyer would have their earnest money returned at this point.

Your response should be made within a very short time but no later than 7 days after the inspection…either accepting the property as inspected or requesting the Seller make certain repairs to any MAJOR defects discovered. Normal maintenance items that are common with home ownership are not ones to usually ask a Seller to correct.

Any inspection concerns should resolved ASAP to keep the closing on track or, in the unlikely event things don’t get worked out, so you can request an earnest money refund so that the search for another home can continue.

The inspection response reserves the right for you to verify that the repairs have been completed. We will receive receipts of work completed and we also reserve the right to do a walkthrough or even a re-inspection of the home or the specific work completed.