CHOOSE YOUR HOME INSPECTORS WISELY
HOME INSPECTIONS, INDUSTRY NEWS, REAL ESTATE PRACTICE, SHASTA COUNTY, TIPS FOR BUYERS, TIPS FOR SELLERS, TIPS FOR SENIORS
September 2nd, 2008
Over time, buyers have more and more relied on others to look out for them. During this same period of time, the pendulum has swung away from sellers warranting the properties they sell and placing that responsibility squarely on the backs of buyers. Buyers should be actively involved in selecting the items that should be inspected and the inspectors that will perform the inspections. Experienced agents will strongly advise buyers to exercise due diligence by using qualified, professional inspectors before committing to purchase the property. Beware: some inspectors learn their trade from a correspondence school!
The array of inspections depends on the property and items disclosed in the myriad of disclosures the agents and seller provide the buyer. At a minimum, most properties should have a pest and home inspection. They sound the same but are quite different. The pest inspector is looking for wood destroying pests including insects and fungi. They are not concerned with the remaining life of the roof, electrical problems, foundation issues, function of HVAC, appliances, water heater safety or any of the other parts of the structure that may have problems. Those items fall within the scope of the home inspector.
Since there are no licensing requirements for home inspectors, choose your inspector carefully. Competent inspectors hold 1 or more contractor licenses. The best have experience in construction, electrical, plumbing and roofing. They belong to one of the professional organizations such as CREIA or ASHI. They know the building codes, in some cases, better than city and county inspectors. Regardless of a homes age, it should be professionally inspected. New homes, in particular, should be inspected by a home inspector but not a pest inspector.
The home inspector may recommend further inspection by electricians, roofers, plumbers, engineers, HVAC contractors and chimney/wood stove experts. Homes with a pool and/or spa should be inspected by professionals in that field. Country properties with well and septic systems would necessitate additional inspections. Surveyors are sometimes hired to locate property corners or review title report issues involving easements or legal descriptions.
Here’s a rundown of what inspections cost and who usually pays:
- Pest inspection-buyer or seller- $80-$100
- Home inspection-buyer $225 and up depending on size of home
- Pool and/or spa-buyer-$95 and up
- Septic-seller-$350 and up depending on tank size
- Well-buyer- $25-$1000 depending on thoroughness
- Chimney-buyer-$75 and up (get it cleaned as part of inspection)
- Roof- buyer-$50 and up(higher if you want a written warranty of lifespan)
- Surveyor-buyer and/or seller-$300 and up, depending on work required
- HVAC-buyer-$50 and up-get the unit serviced for a few dollars more
- Engineer-buyer and/or seller-$300 and up depending on issue at hand
Once the inspections are completed, the buyer has the right to negotiate repairs and/or a price adjustment to address items of concern. The standard of care in the Redding/ Shasta County area is to focus on health and safety issues. Cosmetic items, and items easily observable by the buyer at the time(s) the buyer viewed the property prior to writing the offer, are usually not negotiated. The buyer can cancel the purchase agreement if a mutually agreeable resolution is not reached with the seller, and have their deposit refunded, less any cost for inspections or escrow/title report fees.
Since the sale of real estate is “as is” in California, it has never been more important for a buyer to exercise their contractual rights to investigate every aspect of the property they wish to purchase. If you desire expert representation, whether buying or selling, contact me:
530-224-6767 or 530-941-7492
BRAD GARBUTT
REALTOR/BROKER ASSOCIATE
REAL ESTATE PROFESSIONALS GMAC
QUARTER CENTURY LOCAL REAL ESTATE EXPERIENCE
