Home Inspections: Understanding Repairs and Priorities
Receiving a home inspection report while closing on a home can feel overwhelming. A novel-length list of defects can make a dream home seem like an immediate financial liability.
While an inspection document looks intimidating, it serves as one of the most valuable piece of paperwork in a real estate transaction.
Reading a home inspection report correctly helps buyers determine if specific issues require specialist evaluation before closing on a property.
Home Inspection: The Overview
A standard home inspection functions as a generic physical exam for a house. The inspector acts as a general practitioner evaluating overall health of the building.
When an inspector spots a major defect, such as a foundation crack, they recommend a specialist referral to a structural engineer. Knob and tube or a funky panel, an electrician will be needed to fully diagnose the situation and come up with a plan to resolve the issue.
Home Inspection: Cost and Priorities
For $500 to $1,000, a home inspector spends several hours going through the home and analyzing the systems. They typically follow the priority framework:
Electrical
Identifying outdated wiring (knob and tube or other older wiring that, with age might pose a risk), ungrounded outlets, or undersized panels.
Plumbing
Checking water pressure, materials (polybutylene [PB], cast iron, galvanized can rust or fail), supply lines, drainage, and fixture leaks.
An inspector typically does not text for lead but if buying in a lead prone area, I would highly recommend getting a water test.
Structural Integrity
Inspecting load-bearing walls, floor joists, roof trusses, and foundation walls.
HVAC Systems
Testing furnace burners, heat exchangers, air conditioning compressors, and ductwork.
Beyond Basic Home Inspections: Additional Reports
Water Quality Testing
Especially in lead prone areas, like Denver, testing water quality is of the utmost importance. Water testing identifies heavy metals, mineral content, and contaminants to ensure safe drinking water. This applies to wells in addition to municipal water sources.
Radon Gas Testing
Radon is a naturally occurring, odorless radioactive gas prevalent across Front Range soils. Continuous radon testing determines if indoor gas levels exceed safety thresholds (4 pCi/L), requiring a sub-slab depressurization mitigation system. Radon levels fluctuate depending on the time of year and so a long term testing device might be needed especially if you're planning to spend ample time in the basement.
Boundary and Site Surveys
A current boundary survey establishes exact property lines. Municipalities like the City and County of Denver require a certified site survey before issuing building permits for additions, structural remodels, or accessory dwelling units (ADUs).
Navigating the Report: Prioritizing Repairs and Upgrades
This process is meant to save you from making a terrible mistake. For most Americans, their home is their biggest asset.
An inspection that uncovers major structural issues, water problems, or a dangerous fireplace that needs an insert that could save you from many sleepless nights.
If you decide to move forward, the inspection report is your new home's to do list!
I would recommend going through the paper copy of the report and ranking items from (1.) needs to be fixed right now to (5.) can wait a few years.
Some people get overwhelmed when they see a 50-page report listing every little thing wrong with their future home. But here's a secret: No house is perfect.
Even brand new construction can have innumerable problems. The goal isn't to find a flawless house, it's to know exactly what you're getting into.
Making Informed Decisions
By understanding the importance of a home inspection and knowing what to look for, you can make informed decisions about your home purchase. Remember, the inspection does not tell you every little problem that will pop up when you live in a home, it's meant to make sure the biggest issues are known before making such a major decision.
