HOW MANY INSPECTIONS SHOULD I HAVE when buying a home? How many should I expect to have done when selling my home? I can’t tell you how many times I hear from sellers that they only had ONE inspection when they bought their house and I am dumbfounded. Unless you are purchasing a newly built property, in which case you can hold the builder accountable for typically 10 years, you should expect to have anywhere from 2-5 inspections on average during the buyer investigation period. In these vintage neighborhoods, the most common inspections are:
- General physical inspection – This is your starting point. Your inspector will give you a general overview of the components and condition of the home and alert you as to whether certain aspects may need further investigation by a specialized licensed contractor. As a seller, know that it is the inspector’s job to point out everything that that is wrong with the home so that the buyer is educated on the nuances that they will be faced with when living there. Don’t take it personally, and know that this investigation protects the buyer and seller by educating all parties.
- Sewer Line Inspection – Almost 100% of the buyers I work with have their sewer line inspected, and sellers should always expect this to take place. even if it appears to have been replaced. Often times the general inspector can see if the line has been replaced with new ABS material under the home, but he can’t see the condition or material from the front yard out to the city main lateral. You will want to know if there is remaining cast iron and/or clay, and what the condition of it is. Many times we find original cast iron that is completely in tact, but often enough, we find root intrusions that could affect the functionality of your drain line once you move in.
- Foundation Inspection – With the expansive clay soil (which expands and contracts with moisture) that is common throughout most of Metro San Diego, and the lack of gutters (which would direct water away from the home) that we see on about 50% of the homes sold, it is not uncommon to have some wear and tear on the foundation. If water collects under the home and later dries out (hopefully), this soil may shift, causing movement of the foundations. Its best to monitor your crawlspace and do everything in your power to keep it dry by means of drains, rain gutters, sump pumps, etc. The moisture may also penetrate the concrete over time, causing the rebar to rust and create cracks. While not uncommon, it is something to be addressed and corrected. One small crack now can turn in to a complete foundation overall 5-10 years from now if not corrected.
- Electrical – Whether your home is still on knob and tube, you have a Zynsco electrical panel, or has been subject to DIY electrical projects over the years, you’ll want to be sure your wiring is safe for the next owner. 9 out of ten of my clients will have an electrician come provide recommendations and estimates for these corrections. Remember that a buyer should be focusing on health and safety, as well as functionality…not upgrades. The buyer should not expect the home to be updated or upgraded unless specifically presented in that manner.
- Chimney – Most vintage homes have chimneys that are not lined. This can be a fire hazard as I understand it as there is nothing contains the flames from penetrating the (possibly)deteriorating mortar inside the chimney, and ultimately getting to the wood framing of the home. If you are buying an older home, expect this to be a much needed upgrade, however don’t expect the seller to have done this unless already stated as such, or unless the chimney appears to have been renovated already.
While there are many more inspections a buyer can have done (roof, plumbing, HVAC, mold, to name a few), these would be the most common that are generally completed in older homes in our neighborhoods. As a buyer representative, I will guide you through the process of learning as much about your future home as possible. As a seller, I will prepare you for what to expect throughout the buyer investigation period prior to hitting the market. My goal for either a buyer or a seller is that there are NO SURPRISES for either party after close of escrow. If this can be accomplished, the buyer knows what they are buying and the seller is protected and all parties are happy!