For most first time buyers, the home inspection is a critical step in the journey.  The inspection allows the buyer an opportunity to examine the physical condition of the property with a licensed & trained home inspector.  Particularly in New England, inspections of an older home can uncover many surprises that could impact your offer.

In some rare cases, a buyer that may choose to waive their opportunity to inspect the property.  While this may make the offer more attractive to the seller, it does introduce more risks to the buyer.  This is why it’s generally not advised unless the buyer is a licensed contractor or builder.

An inspector is a licensed real estate professional who is trained at evaluating the physical condition of the property.  In Massachusetts, you may find an inspector either through your agent, referrals from friends, or you can find qualified inspectors online.  It is important to make sure that the inspector has experience with homes in your subject area as housing conditions can vary greatly by location.

The general home inspection will cover a full evaluation of the following:

• Exterior conditions – A survey of the exterior of the property.  This includes an evaluation of the siding, the window trims, the roof, chimney, the walkway, driveway, and more.
• Foundational/Structural – Evaluation of the foundation, the supporting beams in the house, and potential settlement.
• Electrical – The inspector will also examine the circuit breaker and ensure that the installation is up to code.
• Plumbing – Evaluation of the plumbing system, potential leaks, proper drain installation, and fixtures.
• Appliances –  The inspector may also turn on the appliances and make sure they work properly.
• Heating & Cooling – An important part of the inspection is ensuring that the heating/cooling units are functioning properly.

Special Request

Beyond the general inspection, buyers may request for additional evaluations such as lead paint testing, radon testing, and more.  The inclination to perform these additional tests depends greatly on the buyers comfort level and future use of the property.  For example, if buyer is concerned about flaking paint chips being consumed by an infant child, then a lead paint test may be desired.  Likewise, if the buyer’s plan is to finish the basement as a livable space, then a radon test may be desired. In many cases, the inspector will advise if additional / more in-depth inspections are recommended.

Preparing for your inspection

The day before your scheduled inspection, make sure you gather your concerns and questions for the inspector.  You are paying for the inspectors time and expertise so you should not be shy about asking questions.  Make sure you find out how long the inspection is and budget accordingly.  It is also important to verify with the listing agent that you want to have access to various areas of the property including the basement, the attic, sometimes the roof, and garage.  The inspector cannot evaluate areas they cannot access.  It’s also important to ensure that all the appliances and units are powered and turned on for testing.  If the heating system is turned off for whatever reason, the inspector cannot legally turn it on without the seller’s permission.  Lastly, make sure you bring funds to cover the cost of the inspection. 

How to use the report

The inspector will produce an inspection report detailing all the notes taken during the inspection.  You’ll get a copy of this report and you should discuss the content of the findings with your agent.  Many inspectors will have a summary page outlining key problems, if any.  Focus on the key issues as the report can be long and extensive.  If material damages such as unexpected termite infestation was discovered, you may want to reassess the desirability of the offer.  You may want to renegotiate on the original offer price.  You may want the seller to fix certain defects.  You may even want to withdraw from the contract completely and take back your security deposit.  The inspection contingency allows for this so use it wisely.

For more first time buyer resources, reach out for a free consultation.