Now it is time to begin the inspection process. It is CRITICAL that we watch the dates. We must complete ALL inspections and respond before the deadline. Otherwise the seller does not have to fix a thing and you own the home “as-is”. Relax it is not quite as bad as that, if something does come up we can ask (in writing) to extend the inspection period.
INSPECTIONS - We begin with the whole house inspector. You may use anyone you like for this process. In KS inspectors are now required to be licensed, and carry insurance.
A top professional will have at least $250,000 worth of insurance, be a member of a association with educational requirements, and take continuing education on a regular basis.
Also, I prefer inspectors that climb on the roof (weather permitting), crawl in the crawl space, and climb in the attic. Good ones stay abreast of building material recalls and past problems.
On my web site, I have some that I trust. http://stevekornspan.com/referrals.htm#inspectors
TERMITES - In addition to the whole house inspection, it is prudent to have a termite inspection done. Lenders previously required it on all homes, now some do and some don’t. Termites are quite common in this area so if there is evidence of activity, it should be treated. Don’t get excited, KC has termites, the damage is normally not as bad as in the warmer climates where termites work on a home year round. It is common to see a couple of boards with damage. In most cases, the home inspector will bring in a termite specialist or be trained to do termite inspections.
RADON - Radon is a naturally occurring gas. The EPA rates geographic areas of the US based on the potential that it might exist at various levels. The counties in the KC area have, based on the EPA scale, the “highest potential” of exceeding 4.0 pCi/l.
Link http://www.epa.gov/radon/zonemap/kansas.htm
In my estimation, about 30% of the homes in the KC area have levels that exceed the EPA recommended limits. A home can be fine one day then be high the next. It can occur in any type of home, but in my opinion, it tends to be more of a problem in homes with non-walkout basements. Basically, the gas comes up from the ground and builds up in a confined space. If it is a drafty “older” basement or a home on a drafty crawl space, the gas is more likely to blow outside. Most home inspectors have a testing device that measures the levels over a 48 hour period.
Here is a link to the EPA website for more information. http://www.epa.gov/radon/realestate.html
If a home has radon levels exceeding the recommended levels, the fix (in layman terms) is to install a fan and seal the cracks.
TIME - The average home can be inspected in 2-3 hours. Most home inspectors have lock box keys so they can let themselves in to begin the process. Then, it is normal for the buyers (and their agent) to come for the last hour or half hour to review the findings and ask any questions about the home. Home inspectors are happy to answer any questions or address any concerns. If you desire, you are welcome to be there during the entire process.
REPORT - Most inspectors will produce a very detailed report including pictures taken of any issues. Usually, the reports are posted to a website or emailed within 24 hours of the inspection.
PAYMENT - Payment is due at the time of inspection unless prior arrangements are made. In some cases, inspections can be paid at closing, in most cases the buyers can be reimbursed or credited on the closing statement. If you want a credit please be sure to get me the receipt.
SCHEDULING - Let me know a few days or time that work best for you so we can coordinate our schedules.
Generally, we start with the whole house inspection. Depending on what is discovered, the inspector might suggest you contact specialists for such things as A/C / Furnace, Roof, Foundation/Structural, Mold, Plumbing, Electrical or others.
