Donna Yates, Move 2 North Georgia.net: Questions and Answers regarding Home Inspections for North Georgia Blue Ridge Mountain Homes

Questions and Answers regarding Home Inspections for North Georgia Blue Ridge Mountain Homes

MagnifyMany homebuyers will opt to have a home inspection when purchasing a home since it is usually the largest investment made and it is typically done at the buyers expense.  Occassionally, sellers will order a home inspection prior to marketing their property.  This alerts them to problems which they can resolve resulting in a smoother transaction when receiving an offer from a potential buyer.  Since more often than not, the buyer is the one who orders the home inspection, these questions and answers are written from that perspective.

What is a home inspection?  It is an inspection of the major systems in a home taking into consideration normal wear and tear.  Additionally, an evaluation of the structure to check for any structural defects will be performed.  This should give the buyer a good idea of the general condition of the home.

What a home inspection is not:

  • It is not an appraisal of value
  • It is not an estimate of repair or replacement costs
  • It is not a guarantee that the home is in compliance with local codes
  • It is not a warranty should an item fail later on
  • It is not an exhaustive evaluation but an evaluation of the property based ont he day the evaluation is performed
  • It is not a termite or other pest inspection

Who can perform a home inspection?  It is recommended to have a licensed professional in this field perform a home inspection.

Is a home inspection really necessary?  Every buyer has the choice not to have a home inspection but since most buyers lack the skill and knowledge needed to inspect major components or structural components, it is prudent and wise to have the home inspected in order to determine if there are any adverse conditions that could affect the sale.  Structural componets include floors, walls, roofs, chimneys, foundations, etc.)  Major systems include plumbing, heating/air units, electrical, appliances, etc. Buyers should use a licensed Home Inspector.  If there are other items of importance to the buyer, it is the buyer's responsibility to arrange for inspections of other items by the appropriate professionals.

Who sets up the home inspection and who pays for it?  The buyer can schedule the home inspection or the buyer's agent (if buyer is under a brokerage agreement).  The buyer is responsible for payment of the home inspection unless prior arrangements were made with other parties.  Be sure to schedule the home inspection as soon as absolutely possible because there will be a time limit specified in the Purchase and Sale Agreement.

Who should be present during the home inspection?  The buyer should be present whenever possible.  Other parties associated with the sale of the home can also be available if they choose. 

How soon will I get an inspection report and who does the report belong to?  The home inspection belongs to the party who ordered and paid for the service.  The Home Inspector should not share the report with anyone else without the authorized person's permission.  Typically, a buyer will receive the report within three business days after completion of the inspection.  You should read and understand the entire inspection report very carefully.  If you have questions or feel something was missed in the inspection, immediately contact the home inspector.

After repairs are made upon the initial inspection,  can there be a re-inspection?  Yes but be aware that there may be an additional charge for a re-inspection and be sure to adhere to the timelines in the Purchase and Sale Agreement.

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Donna Yates utilizes her corporate experience of 30 years combined with her Real Estate experience in order to help customers/clients with investment opportunities, second homes, vacation homes, meeting any real estate need. Donna contributes to several Web Blogs which focuses on the Blue Ridge Mountains, North Georgia Real Estate Market, as well as other topics important to North Georgia.
Visit my website:  www.move2northgeorgia.net
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Donna Yates
Associate Broker, GRI
706-633-0644 Mobile
Serving North Georgia Mountains and Metro
Metro Brokers - Better Homes and Gardens Real Estate
706-515-7500 Office

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Comment balloon 4 commentsDonna Yates • August 15 2007 02:09PM

Comments

I suggest to all of my clients to have a home inspection that it isin their best interest. i am just tired of Home inspectors quoting code this and code that and they really need to seller to do this and that. Man let the home buyer decided what is correct for the price they are paying for them home. If they are getting a cutrate deal maybe they should do some of it themselves. At least they know what is needed to be done for the place.
Posted by Susan Trombley, Broker/Realtor, Raleigh, Cary, Wake Forest, Youngs (Trombley Real Estate) about 10 years ago
Hi Susan:  Thank you for your comment.  I agree with you about getting a cut rate deal.  I am just finishing up on a deal where they buyer got the home for a song and so we only focused on anything that might be wrong on major systems.  All the small stuff, was not even mentioned to the seller.  As it turned out, there was nothing wrong with the major systems so the buyer got even a better deal when the inspection was over.  I've yet to have a buyer who did not want to have a home inspection.  I guess it depends on the inspector, but so far I haven't had any trouble with the inspector quoting a lot of code.  That's something I'll watch for.
Posted by Donna Yates, Blue Ridge Mountains (BHGRE - Metro Brokers) about 10 years ago

Susan,

CODE is a four letter word to most experienced home inspectors. The reason is that building codes change every 2 years, Towns don't implement codes uniformly and frequently codes are waived or not enforced. If you or the buyer's inspector is quoting code that should be a flag especially if the home is several years or more old. Early on in my career I had more than one seller come back with paperwork from a building department, that showed they passed that item that I called out. For example decks should be bolted to the home. In my area most homes built in the 90's were not,  but according to the building department it was code. It pretty obvious that someone at the building department was letting this slide. So in my report I state for safety reasons the decks should be bolted to the homes. 

 I also brief my client's at the beginning of the inspection that my primary focus during the inspection is safety and major defects (>$1,000). As a courtesy I will also capture smaller issues but will not be looking at cosmetic items, that is something they can document themselves.  This help set the clients expectations of what we are and not,

 

//Rick 

 

 

Posted by Rick Bunzel (Pacific Crest Inspections) about 10 years ago
Rick:  Thanks for responding and educating me further to inspectors and building codes.  You are so right abut codes changing and not uniform.  In my last deal, we only concentrated on major issues and nothing cosmetic at all. I have had the great fortune of working some really good inspectors.
Posted by Donna Yates, Blue Ridge Mountains (BHGRE - Metro Brokers) about 10 years ago

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