What Is An Inspection?
An inspection is a visual examination of the structure and systems of a
building. If you are thinking of buying a home, condominium, mobile
home, or commercial building, you should have it thoroughly inspected
before the final purchase by an experienced and impartial professional
inspector.What Does
An Inspection Include?
A complete inspection includes a visual examination of the building from
top to bottom. The inspector evaluates and reports the condition of the
structure, roof, foundation, drainage, plumbing, heating system, central
air-conditioning system, visible insulation, walls, windows, and doors.
Only those items that are visible and accessible by normal means are
included in the report.
When Do I Request An
Inspector?
The best time to consult the inspector is right after you�ve made an
offer on your new building. The real estate contract usually allows for
a grace period to inspect the building. Ask your professional agent to
include this inspection clause in the contract, making your purchase
obligation contingent upon the findings of a professional inspection.
Can A Building
�FAIL� The Inspection?
No. A professional inspection is simply an examination into the current
condition of your prospective real estate purchase. It is not an
appraisal or a Municipal Code inspection. An inspector, therefore, will
not pass or fail a building, but will simply describe its condition and
indicate which items will be in need of minor or major repairs or
replacement.
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What If The
Report Reveals Problems?
If the inspector finds problems in a building, it does not necessarily
mean you shouldn�t buy it, only that you will know in advance what type
of repairs to anticipate. A seller may be willing to make repairs
because of significant problems discovered by the inspector. If your
budget is tight, or if you do not wish to become involved in future
repair work, you may decide that this is not the property for you. The
choice is yours.
If
The Report Is Favorable, Did I Really Need An Inspection?
Definitely! Now you can complete your purchase with peace of mind about
the condition of the property and its equipment and systems. You may
have learned a few things about your property from the inspection
report, and will want to keep that information for your future
reference. Above all, you can rest assured that you are making a
well-informed purchase decision and that you will be able to enjoy or
occupy your new home or building the way you want.
Why Do I Need An
Inspection?
The purchase of a home or commercial building is one of the largest
single investments you will ever make. You should know exactly what to
expect --- both indoors and out -- in terms of needed and future repairs
and maintenance. A fresh coat of paint could be hiding serious
structural problems. Stains on the ceiling may indicate a chronic roof
leakage problem or may be simply the result of a single incident. The
inspector interprets these and other clues, then presents a professional
opinion as to the condition of the property so you can avoid unpleasant
surprises afterward. Of course, an inspection will also point out the
positive aspects of a building, as well as the type of maintenance
needed to keep it in good shape. After the inspection, you will have a
much clearer understanding of the property you are about to purchase,
and be able to make your decision confidently.
As a seller, if you have owned your building for a period of time, an
inspection can identify potential problems in the sale of your building
and can recommend preventive measures which might avoid future expensive
repairs.
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Can I Inspect The
Building Myself?
Even the most experienced building or home owner lacks the knowledge and
expertise of a professional inspector who has inspected hundreds, and
perhaps thousands of homes and buildings in their career. An inspector
is equally familiar with the critical elements of construction and with
the proper installation, maintenance and inter-relationships of these
elements. Above all, most buyers find it difficult to remain completely
objective and unemotional about the building they really want, and this
may lead to a poor assessment.
What Will The
Inspection Cost?
The inspection fee for a typical single-family house or commercial
building varies geographically, as does the cost of housing, similarly,
within a geographic area the inspection fees charged by different
inspection services may vary depending upon the size of the building,
particular features of the building, age, type of structure, etc.
However, the cost should not be a factor in the decision whether or not
to have a physical inspection. You might save many times the cost of the
inspection if you are able to have the seller perform repairs based on
significant problems revealed by the inspector. Consult your
professional agent for guidance.
Should I Attend The
Inspection?
It is not necessary for you to be present for the inspection, but it is
a good idea. By following the inspector through the inspection,
observing and asking questions, you will learn about the new building
and get some tips on general maintenance. Information that will be of
great help to you after you�ve moved in.
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How Do I Find
A �Qualified� Inspector?
There are several ways of choosing an inspector for your new property,
the best is by clicking here
to find a CREIA Inspector inspector in your area or by calling the toll
free referral service at 800-388-8443. Personal contacts, either from
prior inspections or from a friend, relative, or business acquaintance
who has had a recent inspection is an excellent method. Another
alternative is to ask your real estate agent/broker who he or she would
recommend. Most inspection services promote their business with
brochures through the real estate offices. Many claim that their reports
meet or follow CREIA Standards of Practice. Do not be fooled; look for
the CREIA emblem on these brochures. Only inspectors who meet CREIA�s
rigorous professional and educational requirements may qualify as
members.
What Is CREIA?
The California Real Estate Inspection Association, (CREIA), was
established in 1976 in California as a non-profit voluntary professional
association. CREIA has grown to over 500 members and candidates today.
CREIA�s Standards of Practice and professional Code of Ethics provides
the consumer with the assurance of quality and professionalism. Members
of CREIA are either owners or employees of professional building
inspection companies. Today CREIA has members throughout the state and
is recognized in California as the leading authority in the building
inspection industry.
CREIA has established a high Standards of Practice for the inspection
profession that is used throughout the state to ensure the buyer who
retains a CREIA member of a complete and detailed inspection and report.
All members must abide by these standards and code of ethics. CREIA
offers its members and candidates continuing education in the latest
building technology, training, and materials to ensure the most
professional inspection for the consumer. CREIA acts as a public
information service to real estate buyers and provides technical support
and training to realty agents, state agencies and other related
professions.
Many CREIA members have engineering, architectural, or technical
backgrounds. most members have had experience in various construction
fields and are or have been building contractors.
Click here to find a CREIA
Inspector in your area.
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What Is A
Master CREIA Inspector (MCI)?
The MASTER CREIA INSPECTOR (MCI) designation is the highest rating that
can be obtained through CREIA. This designation is only given to those
inspectors that have obtained many hours of additional training and have
been tested for knowledge above the already high standards set for the
members of CREIA. Each report prepared by a MCI will bear the MCI seal
representing the best quality inspection for your investment.
What Is A CREIA New Construction Specialist (CNCS)?
A professional new construction inspection specialist is only looking
out for your best interest. Many homebuyers are now taking advantage of
CREIA inspectors who specialize in new construction stage inspections.
CREIA has established a specialty classification for professional
inspectors who have received additional education and testing related to
new construction inspections. These Inspectors are identified as CREIA
New Construction Specialist (CNCS)
Your New
Dream House Needs a Professional Inspection
The California Real Estate Inspection Association (CREIA) encourages
homebuyers entering into a contract for the building of their new dream
house �whether it is custom or tract built � to retain the services of a
professional home inspector during the construction of their new home.
Homebuyers building their new dream house have many important decisions
and considerations. They need to know that someone is looking out for
them with independent, unbiased professional eyes.
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What Is
A New Home Construction Inspection?
A new home construction inspection (or �in-progress� inspection) is an
independent, third party inspection to ensure that the work completed is
in compliance with plans, specifications, and the construction schedule.
Once a home is built, many conditions that could have been observed
during construction are now covered and are no longer visible for
inspection. Often a poorly installed/constructed condition that could
have been visually reviewed during a construction progress inspection
becomes covered or concealed later in the building process cause a
potential financial burden for the property owner for future corrective
action. For these reasons, it is important that a home be inspected
during construction by the buyer�s representative whenever possible so
that any reportable defects can be corrected before completion and
transfer of title.
It�s Brand
New�What Could be Wrong?
It is not good business to forego a home inspection on a newly
constructed house, regardless of how conscientious and reputable your
home builder.
No home, regardless of how well it is constructed, is totally free of
defects. The construction of a house involves thousands of details,
performed at the hands of scores of individuals. No general contractor
can possibly oversee every one of these elements, and the very nature of
human fallibility dictates that some mistakes and oversights will occur,
even when the most talented and best-intentioned tradespeople are
involved. It is also an unfortunate aspect of modern times that some
builders/developers do not stand behind their workmanship and may not
return to fix or replace defective components installed after the sale
is complete.
The Municipal Code Inspector Already Approved It
Often the builder/developer will state the home has been built to �code�
and that it was inspected at different stages and signed off by the
local jurisdiction. However, building codes are frequently �minimum in
nature� � that is, the primary intent of building regulations (codes) is
to provide reasonable controls for the construction, use and occupancy
of buildings. The builder is responsible to meet minimal standards at
best � you may want higher standards applied to your dream house. Also,
it is an unfortunate fact of the hectic pace of construction, that local
building department inspectors are often overbooked with inspections,
which results in their spending a minimal amount of time at the
construction job site and important details may be overlooked. Finally,
jurisdictional inspectors are not concerned with workmanship as long as
all the systems and components in a new home meet minimum code
requirements.
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Peace of Mind
A professional in-progress inspection is a great value to a new
construction homebuyer because the home inspector will spend whatever
time it takes to evaluate every readily accessible parts of the home
they can safely reach and then prepare an inspection report containing
their findings. This, in turn, will provide a �fix-it� list that can be
brought to the attention of the builder/developer. Additionally the
homebuyer has peace of mind in knowing they took the extra step in
protecting their investment by helping ensure they are made aware of any
overlooked defects.
In Progress Inspections
A new construction progress inspection by a qualified professional
allows the inspector to become the �eyes of the homebuyer� through a
series of inspections that occur during different stages of the
construction of their new home. Typically, these inspections are
performed at the following stages:
- Foundation form work before concrete placement
- After installation of support posts, beams and floor joists
- After installation of all rough framing, rough electrical wiring,
heating/cooling duct work and the building's sanitary pipe drainage
and potable water supply systems
- Exterior siding(s) including roof coverings
- Final "walk-through" inspection checking all visually accessible
systems and components such as: heating/cooling, electrical and
plumbing systems including safety items such as; smoke detectors,
stairs, handrails and guard railings, compliance with emergency-egress
requirements, and proper installation of safety/tempered glazing
within hazardous areas.
My
Builder Says I Don�t Need a Home Inspection
It is important to let your builder know up front that you intend to
have the work inspected by an independent third party construction
expert. This will help set a tone with the builder and let them know
that you expect things to be done properly. Ideally, you will want to
start communication with your inspector as soon as you sign a contract
with your builder. It is recommended that have a professional inspection
of the foundation prior to the pour. A follow up inspection should be
conducted after the foundation has set up.
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Other Inspection
Related Services
In addition to performing building inspections, many CREIA inspectors
help with analysis and solutions to specific problems, such as
foundations, energy conservation, and roofing problems. CREIA inspectors
are also frequently called upon to review restoration and home
improvement plans as well as maintenance specifications, contracts and
progress inspections for new construction to help ensure proper
completion of contracted work. If you find that you are involved in a
dispute regarding construction work performed on your building, a CREIA
member can provide expert advice. Also, many CREIA members inspect
commercial and investment properties, multiple unit dwellings,
condominiums, town homes, mobile homes and perform reserve studies as
well.
Easing The
Transaction For A Home Seller
Home sellers are being urged to utilize home inspections prior to
listing their homes. Professional inspections can discover unknown
conditions allowing sellers an opportunity to perform desired repairs
before placing the property on the market. A professional �listing
inspection� is just good business, it may facilitate a smoother
transaction by putting potential buyers at ease, reducing negotiating
points, and bypassing annoying delays.
Home Seller
Disclosure Obligations
California case law states that it is the duty of a seller to disclose
relevant facts concerning the property for sale through a TDS form.
(Transfer Disclosure Statement) This basically means a seller of one to
four residential units has a legal obligation to disclose all of the
conditions of the property know to them to perspective buyers, which is
often accomplished through use of a �Transfer Disclosure Statement.�
While the listing inspection report cannot be used as a substitute for
that disclosure, it does allow the seller to provide prospective buyers
with additional information, based on an unbiased, third party,
professional inspection.
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Do I Have
to Repair Everything Wrong With The House?
A listing inspection report is not intended to be a �do� or repair list
for the home. Sellers are not obligated to repair conditions noted in
the report, nor are they required to produce a flawless house. With a
pre-listing home inspection, potential repair items already known by
both parties are subject to any negotiations. A home seller can make
repairs as a matter of choice, not obligation; to foster good will or to
facilitate the sale. Sellers maintain the legal right to refuse repair
demands, except where requirements are set forth by state law, local
ordinance, or the real estate purchase contract
What Is An Listing
Inspection?
An inspection consists of a non-invasive physical examination of a
home�s systems, structures and components intended to identify material
defects that exist at the time of inspection. The heating and cooling
equipment is activated along with operating plumbing fixtures, testing
accessible electrical outlets and fixtures, and operating a
representative sampling of doors and windows. Visual inspection of the
roof, walls and drainage adjacent to the home are included. Because of
the wide range of construction practices and the �normal� wear and tear
placed on the components of home, a professional home inspection can
help provide a wealth of information to a home seller anxious to convey
the condition of their home to perspective buyers.
Do I Really Need An
Inspection?
As a seller, if you have owned your property for a period of time, an
inspection can help identify potential problems and recommend preventive
measures, which might avoid future expensive repairs. There is no such
thing as a home that is too new or too well built to benefit from a
professional inspection. Anyone advising against an inspection is doing
a disservice to the homebuyer. Many problems frequently encountered
after the buyer moves in, are a routine discovery for a qualified home
inspection.
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Is There
Anything I Can Do Better To Maintain My Home?
Inspection reports often identify the same neglected maintenance items.
Performing some basic maintenance can help keep your home in better
condition, thus reduce the chance of those conditions showing up on the
inspection report. To present a better maintained home to perspective
buyers follow these tips from the California Real Estate Inspection
Association. Most of these items can be accomplished with little or no
cost, while the benefits of selling a well maintained home can be worth
the effort.
- Clean both rain gutters and any roof debris and trim back
excessive foliage from the exterior siding.
- Divert all water away from the house (for example, rain-gutter
downspouts, sump pump discharge locations, and clean out garage and
basement interiors.
- Clean or replace all furnace filters.
- Remove grade or mulch from contact with siding (preferable 6-8
inches of clearance).
- Paint all weathered exterior wood and caulk around trim, chimneys,
windows, doors, and all exterior wall penetrations.
- Make sure all windows and doors are in proper operating condition;
replace cracked windowpanes.
- Replace burned out light bulbs.
- Make sure all of the plumbing fixtures are in spotless condition
(toilets, tubs, showers, sinks) and in proper working order (repair
leaks).
- Provide clear access to both attic and foundation crawl spaces,
heating/cooling systems, water heater/s, electrical main and
distribution panels and remove the car/s from the garage.
- And finally, if the house is vacant make sure that all utilities
are turned on. Should the water, gas or electric be off at the time of
inspection the inspector will not turn them on. Therefore, the
inspection process will be incomplete, which may possibly affect the
time frame in removing sales contract contingencies.
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Locating A Qualified
Inspector
It is imperative that the seller secures the services of a qualified
home inspector. Make sure to hire an inspector who is both trained and
experienced in home inspection, maintains proper insurance, and is a
member of a professional association such as the California Real Estate
Inspection Association (CREIA).
Home inspection is a relatively new profession in California and thus
far not licensed by the state. At present, anyone can claim to be a home
inspector. Therefore, you must exercise extreme care and cautious
consideration before hiring just anyone. Select your home inspector with
the following criteria in mind:
- Professional Affiliation: In California, there are
standards for home inspectors that have been enacted by the California
Real Estate Inspection Association (CREIA) and recognized in
California statutes. Membership in this professional association
requires obtaining initial training, passing a rigorous membership
exam, and mandatory adherence to professional standards of practice
and participation in ongoing education (a minimum of 30 hours per
year). When you choose a home inspector, you should specify membership
in CREIA.
- Inspection Experience. Of paramount importance is an
inspector's actual level of direct experience in the practice of home
inspection. A general contractor's license can be an important
credential, but when it comes to home inspection, a license to build
indicates very little as it relates to competence as a property
inspector. The experience that matters most is specific home
inspection training and experience, not building experience.
- Avoid Price Shopping. Home inspection fees vary widely. A
home is the most expensive commodity you are likely to purchase and or
sell in a lifetime. One defect missed by your inspector could cost 100
times what you save with a bargain inspection. The best method of
price shopping is to shop for quality. Considering the high cost of
real estate today, an inspection fee is a small price to pay. It can
save thousands of dollars and years of regret.
The preceding Questions and Answers were provided with permission
courtesy of The California Real Estate Inspection Association (
www.creia.org )
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