11 Tips to Pass Your Home Inspection

Home Buyers Want to Know
Your Home Inside-Out

While home buyers are as individual as the home they plan on purchasing, one thing they share is a desire to insure that the home they will call their own is as good beneath the surface as it appears to be.

“Will the roof leak?"

“Is the wiring safe?”

“What about the plumbing?”

These and others, are the questions that the buyers looking at your home will seek professional help to answer.

According to industry experts, there are at least 33 physical problems that will come under scrutiny during a home inspection. We've identified the 11 most common of these and, if not identified and dealt with, any of these 11 items you dearly in terms of repair.

In most cases, you can make a reasonable pre-inspection yourself, if you know what you’re looking for.  And knowing what you’re looking for can help prevent little problems from growing into costly and unmanageable ones.

11 Things That You need to Know
 to Pass a Home Inspection

1.     Switches, Receptacles, Light Fixtures and Visible Wiring

Knob and Tube wiring has been replaced by either copper or aluminum in most modern homes.  Inspectors look for items like grounded & functioning outlets inside and outside, proper polarity in outlets, covered junction boxes in attics and basements, and working light fixtures. Outlets within 6 feet of a water source must be GFCI to avoid electrocution.

2.     Defective Plumbing

Defective plumbing can manifest in two different ways: leaking and clogging.  A visual inspection can detect leaking, and an inspector will gauge water pressure by turning on all faucets in the highest bathroom, and then flushing the toilet.

If you hear the sound of running water, it indicated that the pipes are undersized.  If the water appears dirty when first turned on at the faucet, this is a good indication that the pipes are rusting, which can result in severe water quality problems.

3.     Damp or Wet Basement

An inspector will check your basement walls for a powdery white mineral deposit a few inches off of the floor, and will look to see if you feel secure enough to store things right on your basement floor.  A mildew odor is almost impossible to eliminate, and an inspector will certainly be conscious of it.

It could cost you $300-$1,000 to seal a crack in or around your basement foundation depending on severity and location. Adding a sump pump and pit will run you around $1,000 and complete waterproofing (of an average 3 bedroom home) could amount to $8,000-$15,000.  You will have to weigh these figures into the calculation of what price you want to net on your home.

4.     Poor Heating and Cooling Systems

Insufficient insulation and an inadequate or poorly functioning heating system are the most common causes of poor heating.  While an adequately clean furnace, without rust on the heat exchanger, usually has life left in it, an inspector will be asking and checking to see if your furnace is past its typical life span of 15-25 years.  For a forced air gas system, a heat exchanger will come under particular scrutiny, since one that is cracked can emit deadly carbon monoxide into the home.  These heat exchangers must be replaced I damaged – they cannot be repaired.  Central air systems will also be checked for temperature and function to be sure that they can reach and sustain desired temperatures and do not need Freon replaced.

5.     Roofing Problems

Water leakage through the roof can occur for a variety of reasons such as physical deterioration of the asphalt shingles (e.g. curling or splitting), or mechanical damage from a wind storm.  When gutters leak and down spouts allow water to run down and through the exterior walls, this external problem becomes a major issue.

6.     Attic Spaces

An inspector will examine the attic’s interior, if it is accessible.  Roofing, framing, sheathing, insulation, ventilation and chimneys will all be examined. Problems with ventilation, insulation and vapor barriers can also cause water, moisture, mold and mildew to form in the attic.  This can lead to premature wear of the roof, structure and building materials. The cost to fix this type damage could easily run over $3,000 and the inspector will note any concerns or problems and make recommendations when necessary.

7.     Rotting Wood

Rotting wood can occur in many places (door or window frames, trim, siding, decks and fences), and can be a sign of insects or other damage.  The building inspector will sometimes probe the wood to see if rotting is present, especially when wood has been freshly painted.  Rotting wood should be removed and replaced or repaired.

8.     Masonry Work

Repairing brick & masonry can be costly if left unattended, and an inspector will be sure to examine the condition of masonry.  Deteriorating masonry can cause problems with water and moisture penetration into the home, resulting in an even larger problem. Chimneys can become clogged by a fallen brick or even fall on the roof or passerby.

9.     Unsafe or Over-fused Electrical Circuit

Your home should have a minimum of 100 amp service to accommodate most appliances, and 150-200 amp service to accommodate a larger electrical load.  A 15 amp circuit is the most common in a typical electrical panel.  Circuit breakers accommodate large appliances like stoves and dryers, and each circuit is intended for the use of only one appliance.  Overcrowded circuits can become a fire hazard if more amperage is drawn than what is intended.

10.  Adequate Security Features

An inspector will look beyond a purchased security system and look for the basic safety features that will protect your home such as proper locks on windows and patio doors, dead bolts on doors, and smoke detectors in every bedroom and on every level.

11.  Structural and Foundation Problems

An inspector will certainly investigate the underlying footing of you home as structural integrity is fundamental to a good home.

When you put your home on the market, you don’t want any unpleasant surprises that cost you the sale of your home.

By having an understanding of these 11 problems as you walk through your home, you’ll be arming yourself again future disappointment.

For more information on home inspections contact Ruthie Grainger-Starr at (719)648-2288

Ruthie Grainger-Starr - providing AWESOME real estate adventures in Pikes Peak!