Home
inspectors provide careful check before sale
Dear Barry: For the first time in 35 years,
I'm buying a home. A lot has changed since the 1960's, including
home inspection. The last time I bought a house, no one ever heard
of home inspection. Now my Realtor insists that I have one. Can
you please explain what these inspections are all about? —
Franklin.
Dear Franklin: A home inspection is a thorough
and systematic evaluation of the condition of a residential property.
It is a complete physical exam of the general integrity, functionality,
and overall safety of a home and its various components. The purpose
of this process is to ensure that home buyers know exactly what
is being purchased, prior to completing the transaction.
In the course of a home inspection, the inspector
will evaluate the foundation, framing, roofing, site drainage, attic,
plumbing, heating, electrical system, fireplaces, chimneys, pavement,
fences, stairs, decks, patios, doors, windows, walls, ceilings,
floors, built-in appliances, and numerous other fixtures and components.
Whew!
In all homes, even brand new ones, some building
defects will inevitably be discovered during the inspection. All
pertinent findings will be detailed in a written report for the
buyer's reference and review, and the inspector will make a complete
verbal presentation of these conditions for those who attend the
inspection.
This information enables a home buyer to make educated
decisions about a home purchase: whether to complete the transaction,
whether to ask the seller to make repairs, whether to buy the property
as is. Buyers can also determine how much repair and renovation
will be needed after taking possession, which problems are of major
concern, which ones are minor, and what conditions compromise the
safety of the premises.
A thorough inspection enables a home buyer to avoid
costly surprises after the close of escrow. It is an indispensable
component of a well-planned purchase.
Dear Barry: My home is built on a concrete
slab, and the water heater is located in the hall closet. Now that
I'm selling the property, the buyer's home inspector has recommended
a metal pan under the water heater to prevent damage in the event
of a leak. An overflow pan seems unnecessary to me because a pan
can only hold about two gallons of water. If a serious leak occurs,
the pan will simply overflow, causing damage to the interior of
the house. What do you recommend in this situation? — Ray
M.
Dear Ray: Overflow pans for water heaters
(commonly known as "smitty" pans) are advisable but are not required
by code. Therefore, the home inspector's recommendation is a good
idea, but it does not obligate you in any way. Even if a pan were
required, installation in your home may not be practical.
To be effective, a smitty pan should be connected
to a 3/4" pipe providing drainage to the outside of the building.
In your home, drainage to the exterior may not be possible, due
to the concrete slab and the location of the water heater. If the
buyers are convinced of the need for a pan, perhaps they should
try installing one after the close of escrow.
Dear Barry: My Realtor strongly recommends
having a home inspection. She warned me about major building defects,
but this sounds kind of sensational. What I'd like is a list of
the most common problems. What should I expect a home inspector
to find? — Jeff
Dear Jeff: Construction defects and safety
violations are surprisingly common, but the majority of home inspection
findings tend to be routine in nature. Some, in fact, rear their
unsightly heads as often as the sun rises; not just in older homes,
but often in brand new ones, even before the smell of new paint
has waned. The following, therefore, is a list of common defects
likely to appear in a typical home inspection report:
1. Roofing defects, caused by aging or improper
installation are likely to be found on most buildings. This does
not mean that most roofs need replacement, but that many are in
need of maintenance and repair.
2. Ceiling stains in many homes indicate past or
current leaks. The challenge is to determine if the leak was repaired
or will recur during the next rain. Discovery is not always possible.
3. Faulty ground drainage often causes water intrusion
beneath buildings. Such problems can be pervasive, difficult to
resolve, and may cause damage to building components.
4. Electrical safety violations, either few or
many, are to be found in the majority of homes. Examples are ungrounded
outlets, lack of shock protection, amateur wiring "improvements,"
and conditions too numerous to name.
5. Rotted wood is common where components remain
wet for long periods. Exterior locations are trim, eaves, and decks.
Problems also occur at walls and floors in bathrooms.
6. Code violations are common where additions and
alterations are built without permits. Sellers often boast that,
"We added the garage without a permit, but it was all done to code."
This is a red flag to most home inspectors.
7. Fireplaces and chimneys are often unsafe. Common
causes are amateur installation of hardware and fixtures, exterior
rust damage, or simple failure to call a chimney sweep.
8. Water heaters are seldom in total compliance
with code requirements. Violation include inadequate strapping,
substandard overflow piping, unsafe flue conditions, and faulty
gas lines.
9. Gas furnaces often harbor defects. These range
from dirty filters to faulty combustion; from poor airflow to exhaust
hazards; from noisy operation to inadequate fire clearance. Given
the potential for major consequences, annual servicing by the gas
company is recommended.
10. Faulty firewalls are common in garages. Violations
include, holes, unprotected attic accesses, doors not fire rated,
drywall that is too thin, and exposed wood framing.
11. Minor plumbing defects are commonly found,
including loose toilets, dripping faucets, slow drains, leaking
drains, hot water at the right faucet, and so on.
12. Failed seals are routinely found at dual pane
windows, resulting in fogging. This is most common with windows
manufacturer during the 1980s.
An unabridged list of likely home inspection findings
would probably fill a few volumes subject to addenda on a routine
basis. For home buyers, this underscores the importance of a thorough
evaluation prior to closing escrow. |
