What is a home inspection?

kootenayhomeinspections@gmail.com 250-304-3232

A home inspection is a fact-finding mission in which I am your hired advocate. We are jointly engaged in the discovery process. Both you and I are there for the same reason — to learn as much as possible about the condition of the property in a short amount of time (3-4-5 hrs).

Prior to the inspection, you probably made a purchase offer based upon a 15/30 -minute walk-through or run-through of the property. At that point, you know very little about a very expensive commodity. My home inspection will provide us the opportunity to slowly and methodically view and consider the object of your investment. During and after the inspection, you will have time to voice questions and concerns to me of my evaluation of your prospective purchase. I wear my options regarding the property on my sleeve.

What is a pre-purchase home inspection and how it can help you?

A home inspection is a visual inspection of the structure and components of a home to find items that are; performing correctly, not performing correctly or items that are unsafe. If a problem or a symptom of a problem is found, I will include a description of the problem in a written digital report along with a picture - my report in PDF file format can easily be sent to your most trusted contractors, Realtor's, or family members to give you an idea of the costs involved to correct the issues - potentially saving you extra visits to the property. Before you close, you should consider whether or not the suggested repairs, upgrades or improvements are needed and who's going to pay for them.

Why is a home inspection important?

Emotions often affect, you the buyer, which makes it hard to imagine any problems with your new home. Most buyers need a home inspection to find out all the visible problems possible with the home before moving in aid of saving some grief - shoulda, coulda, neverdid - don't fall into that category. After you receive your report should review the inspection document carefully and make a list of items you think the seller should address and present them to your real estate agent in a timely manner. While the inspection is not meant to be a tool for re-negotiations, many times it becomes one. You shouldn't have your brother or uncle or a friend perform the inspection as you may not be saving any money by letting them look, even if they have experience as a contractor, it does not mean that they are good at inspecting. A qualified professional home inspector will provide you an unbiased inspection, so when your inspector does find problems, they won't be easily minimized by the other parties because your uncle or friend did the inspection.

What if the report reveals problems?

All homes (even new construction) have problems. Every problem has a solution. Solutions vary from a simple fix of the component to adjusting the purchase price. If I find any issues, you need to get a cost estimate by a qualified trades person regarding any price of the repairs, before your inspection time period runs out on your real estate contract.

What does a home inspection include?

A home inspector's report will review the condition of the home's heating system, central air conditioning system (temperature permitting), interior plumbing, electrical systems, roof, attic, visible insulation, walls, ceilings, floors, windows, doors, foundation, basement, attached/detached garages and visible structure features. You should research your inspector, as some inspectors follow their SOP closely which may limit the information given to you in your report.

What should YOU NOT expect from a home inspection?

A home inspection is a visual inspection of the structure and components of a home, latent damage may be present.

A home inspection is not protection against future failures.

A home inspection is not an appraisal that determines the value of a home.

A home inspection is not a code inspection, which verifies local building code compliance.

Stuff happens! Components like air conditioners and heat systems can and will break down. My home inspection will reveal the condition of the component at the time the component was inspected. For your protection from future failure you may want to consider a home warranty. I will not pass or fail a house. Homes built before code revisions are not obligated to comply with the code for homes built today. I will report findings when it comes to safety concerns that may be in the current code such as ungrounded outlets above sinks, guard rails on stairs. I think your "Safety" not "Code" when performing a home inspection.

Should I attend the home inspection?

It will be helpful to be at the home for a walkthrough summary or for the duration of the home inspection, so I can explain in person and answer any questions which may arise. This is an excellent way to learn about your new home even if no problems are found. But be sure to give me time and space to concentrate and focus so I can do the best job possible for you. Give me a call at 250-304-3232, to further discuss your concerns.

Home inspections are designed to:

Provide assurance that you are making a sound buying decision

Reveal any necessary repairs needed before you buy

Give you important details about the major components

Reduce the risk of unwanted "surprises" after move in

A home inspection empowers you with essential options as a buyer, but with some limitations. In the majority of home sales, the deal is contingent upon "you" the buyers' acceptance of the home inspection report. This means that you, as the buyer, have a specified number of days to accept or decline the property in “as is” condition. If you decline acceptance, you have four basic choices: • Ask the sellers to make a few repairs.• Ask the sellers to make many repairs.• Ask the sellers to reduce the sales price.• Decline to purchase the property.

If you request repairs or a price adjustment, based upon the home inspection report, the sellers also have choices.

They can:• Agree to all of your requests.• Agree to some of your requests.• Agree to none of your requests.• Decline to sell you the property.

As long as you are in the contingency period of your transaction, the choice to buy the property or to walk away from the deal is entirely yours. This is your discovery period, the time to learn what you are buying and to decide whether to proceed with the purchase or to renegotiate the terms of the sale.