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Home Inspection

Why Your Buyer Should Get a Home Inspection

In California the old "Buyer Beware" standard no longer applies. The law requires that the home seller disclose to the buyer any problem or defective condition of which s/he is aware. And, if agents are involved, this includes any problem of which the agents should be aware through a reasonably informed and diligent walk through of the home. But neither seller nor agent is, nor is expected to be, an expert in the field of home inspection.

What does this mean to you, the FSBO seller? It means that a pre-existing defective condition in the home may go honestly undisclosed but nonetheless become your problem after the sale closes. This is because the buyer (read buyer's attorney) may come back at you and assert that you actually did know about the problem but dishonestly concealed it or failed to disclose it.

It is true that the inspection may reveal problems that you were not aware of and that the buyer might try to use these as negotiating points to lower the price. However, the Seller Assist Program is itself so attractive to buyers that you should be able to resist this pressure. 

The main point is that if the buyer's inspection does not reveal items that do not appear on your disclosure statement, it is very difficult for the buyer's attorney to assert that you should have known about and disclosed problems that show up later. So the buyer's inspection actually protects you. It is something you should encourage not be afraid of.

What You Need to Know to About Home Inspections

A home is made up of individual external and internal components and sub-components, all working together for your comfort and well being. According to industry experts, there are at least 33 potential physical problem areas that will come under scrutiny during a home inspection. We have identified some examples of these within the main systems that make up a functioning home.

This includes slabs, sub-floor, posts, girders, anchor bolts, cripple walls, ceilings, partition walls, floors, windows, doors, and sliders. Home inspectors are not structural engineers but can identify visual defects in the integrity of these areas requiring immediate repairs and/or possibly indicative of underlying problems. For example, an inspector will certainly investigate slabs and footings for cracks, alignment and water incursion.

Inspectors will also look for deterioration of materials. For example, the re-pointing, or re-bricking of masonry can be costly, but left unattended these repairs can cause problems with moisture and water penetration into the home.

Another example is wood rot. This can occur in many places (door or window frame, trim, siding, decks and fences). The building inspector will sometimes probe wood to see if rot is present - especially if wood has been freshly painted. In California a separate Termite Inspection by a licensed firm will be required to see if infestation is present. It is customary for the seller to pay for the inspection and the cost of mandatory remedial work.

The inspector will look for evidence of any leaks and any problems with joists, trusses, chimneys and roofing materials. Water leakage through the roof can occur for a variety of reasons such as physical deterioration of asphalt shingles (e.g., curling or splitting), deterioration of the membrane under tile or mechanical damage from a windstorm. In desert conditions contraction and expansion because of temperature differentials causes accelerated deterioration over time. The inspector will likely report on the useful life of your roof.

When gutters leak and down spouts allow water to run down and through the exterior walls, this external problem can become a major internal one. Problems with ventilation, insulation and vapor barriers can cause water, moisture, mold and mildew to form in the attic space. This too can lead to premature wear of the roof structure.

This includes main water and gas valves & lines; the water heater; waste lines and venting; toilet and lavatory fixtures; the kitchen sink and disposal; and mechanical ventilation. The inspector will check to see if there any leaks drips or clogs and that all these mechanical systems and fixtures are working properly. He will make sure there is adequate water pressure.

Do the electrical outlets all work? Does the main panel use fuses or breakers? Are there visible signs of fraying on the wiring? Does the wiring appear adequately sized? Is it properly marked? Is the amperage of the service adequate? Inspectors will look at octopus plugs as indicative of inadequate circuits and a potential fire hazard. Is there proper service to large appliances, such as stoves, dryers and air-conditioners?

The inspector will check duct work, floor and ceiling insulation, and ventilation. He will check and report on the age and anticipated useful life of installed heating and air conditioning equipment.

Are all kitchen and laundry appliances functioning properly? Is cabinetry, including closet sliders, in good order?

• Security System

More than a purchased security system, an inspector will look for the basic safety features that will protect the home, such as proper locks on windows and patio doors, and dead bolts on the doors. California Law requires that a seller ensures that smoke detectors are in compliance and that water heaters are strapped for seismic security. Home inspectors are not environmental specialists but they can identify many safety hazards or dangerous conditions.

Some other items may or may not be included in a standard home inspection: such as septic systems, drainage, wood decks, patios, other exterior structures, pools, spas, grading and sprinklers. Be sure to verify which, if any, of these items are included in the home inspection.

Normally not included are termite, geologic or land subsidence surveys, and environmental or pollution inspections. These should be completed separately for your own protection or guarded against by, for example, E-Risk Insurance. 

Homeowner Associations

Homeowners living in condominium situations are well advised to research whether their homeowner associations are responsible for fixing problems revealed by home inspections, especially termite report problems.

Home Inspectors

Home inspectors provide a unique customer service in identifying existing problems and advising on their solution. There are many home inspection companies to choose from. Encourage your buyer to look for affiliations with industry groups and whether they are bonded or insured. It is desirable that the inspector is also a licensed California General Contractor. People who know how to build houses are obviously well qualified to inspect them.

Last, make sure that you get a copy of the inspector's report.

E-Mail Tony

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Palm Springs Desert Area Homes, Condos & Real Estate are to be found in the Coachella Valley cities of Palm Springs, Palm Desert, Cathedral City, Rancho Mirage, Indian Wells, Bermuda Dunes, La Quinta, Desert Hot Springs, Thousand Palms and Indio. These are the cities that form the Greater Palm Springs Desert Area and are home to some of the finest living and the best resort real estate in the world. If you want to sell or buy homes, condos, or real estate anywhere in the Coachella Valley,  this site will provide the little known information you need and the solutions you seek. 

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