Let’s be clear: There is no perfect house.
Gerry Santillan of North by West Inspections says that there are a few homes that come close. He claims he visits several homes each year that have minor issues such as a missing doorknob or paint needs to be repainted.
The reality is that many houses could be better. Santillan states that even new constructions can quickly produce lists of repairs that require attention.
What are the top 10 things buyers need to know when they’re ready to have their new home professionally inspected. Here are 10 tips from Seattle home inspectors who have seen it all, from roofs to crawl spaces.
Prelisting inspections should be avoided
Inspection Services says that it has become more common to list properties and have their inspectors perform a home inspection in seattle. Then, potential buyers can then review the report. The Seattle area housing market is moving back to a traditional model with home sales contingent upon a buyer’s inspection, despite rising interest rates.
He says, “I have seen reports that are so transparently thin that it might be necessary to proceed as though no inspection was ever done.” Buyers will choose to hire their own inspector in such situations.
Santillan believes that buyers should hire their own inspector, even if the listing agent provides a report. Santillan suggests that buyers plan to attend the inspection, or if they are short on time, to meet with the inspector to discuss the findings.
Chalk says that there are many business models in the home-inspection market. It’s important to trust your choice and hire someone you can trust. Some people do as many inspections per day as they can, while others are more focused on one.
He says, “Good inspections can take time. But that does not impact on what you pay.”
We spoke to many inspectors who were open to house hunters calling them to ask follow-up questions regarding their reports, if they had been commissioned by the seller. McMurray states that direct questions are the best. McMurray says to pick items that require clarification or the most concerning.
The written report is available
A verbal inspection can save you money and time if you have your own inspector. Chalk states that written reports enforce a certain level of rigor in the inspection process and allow for the synthesis of data. Many people might think that the bigger problems are hidden from view. Chalk says that this is not true.
He says, “It can be time-consuming to find even the most important and significant things.” It takes a lot of effort to find the big problems. It is possible to miss something important if I perform 100 inspections in a short, verbal consult.
Chalk states that he usually spends three hours inspecting a house before writing his report. He says that he might awaken at night to realize something he didn’t know when he was on-site.
Take into account the cost
During an inspection, an inspector cannot give accurate estimates for repair, replacement, or remodeling. Chalk states that an inspector can help you determine what needs immediate attention. However, they are not contractors or handymen. In today’s inflationary market, you will need to do your research on costs.
Don’t be surprised if the cost of your estimate is higher than the price of the home. A large house worth $3 million may need a new roof, while a smaller house with a simple design will cost less.
Be aware of the inspection’s limitations
The home inspection is only a snapshot. It can’t give a full, genealogy-like history. The inspector will look for clues, but not have X-ray vision.
Inspectors are not trained to look for asbestos, radon, or mold. For some inspections, a specialist will be required. McMurray states that many buyers in the Seattle area order separate sewer scopes to inspect a home’s sewer network.
Do not dismiss older homes
Sometimes buyers limit their search to “newer” properties. However, inspectors have found that many homes don’t begin to wear out until 20 years of age. This will most likely happen with appliances, roofs decks and siding.
McMurray says older homes can have hidden appeal.
He says that as more sellers have gained equity over the past 10 years, they have hired professional plumbers and electricians to do electrical and plumbing upgrades. “So, just because a house was built in 1950 does not mean that it is a ‘1950s home.”
What’s worth worrying over?
Fearful of repeating the same mistakes, buyers often bring past experiences with them to their new home. Chalk states that out of all the problems a house could have, it is unlikely that they will experience the same problem again.
McMurray states that buyers sometimes get worried about the wrong issues or ignore more serious problems. An inspector can help you determine if a problem is small or major. Usually, drainage or structural problems are more costly. Although some issues are not as urgent, foundation problems that move slowly could lead to costly excavation and additional work.
Avoid ‘HGTV syndrome’
The problem is not the facts about a house; it’s usually the homeowner’s expectations or inability to look at the data objectively. Chalk states, “Every house can be a great home for the right person at the right price.”
Although a house might seem appealing, there may be a better fit for you if the foundation needs to be repaired. A house might have exceptional features and a fair price but something else is needed for you.
The majority of homes fall somewhere in the middle between fixer-upper or turnkey, and are not necessarily at one extreme. Chalk refers to “HGTV syndrome” as a difference between a house’s appearance, and its actual condition. He says that while flat houses may look like they are ready for renovation, if the work needs to be done properly, it could lead to costly and unexpected repairs.
Learn what is urgent
Chalk recommends that you use your home inspection report as a guide to planning your home’s maintenance budget and remodeling budget. Although you may have budgeted to spend $50,000 on a kitchen remodel, it is better to prioritize urgent matters first. In most inspection reports, maintenance work will be separated from the more urgent matters.
Next steps
After you have purchased your home, make sure to walk through it once a year. It would help if you looked out for small problems that could become larger problems in the future and keep an eye on any potential changes.
Santillan states that a little bit of maintenance and work can save you a lot of heartache and hassle later on. You’ll also avoid having a long list of things to do if you decide it’s time for you to sell.
Water is important!
Multiple inspectors pointed out the destructive effects of water on homes. Santillan states that while it may seem easy to overlook the damage water can cause, it can slowly erode your home’s equity.
He says that a droplet of rain can travel down the exterior and wick into the wood, causing it to rot away siding or trim. This slow rot, which can be undetected for many years, can cause serious damage.
Santillan suggests that you take an umbrella outside this fall to see how your house handles rain in heavy rainstorms. A clogged gutter could be dumping water near your foundation. If you pay attention, your basement could stay on Thanksgiving morning. This is as close to perfect as it gets.
