I guess it would vary according to what part of the world someone was in but I want to have a home inspected before we buy it. I have no idea of the cost and was wondering if anyone ever had a thorough inspection of a home before purchasing it. It is a fairly new home but one never knows the problems that could be present. Thanks, Larry

 

I had new home (6years ago) inspected. If I remember it was about $400 bucks and he found a couple of little items, nothing serious but I had the piece of mind knowing everything checked out. Would do it again on new or old home, today these houses go up so fast it would be easy to have something overlooked and in our part of the country, the county issued over 100,000 new permits last year. That kind of number there is bound to be a problem somewhere. One development has a huge problem from settling foundations as the contractor skipped the soil compaction test and now he is up the creek! That one was over 1000 homes.

 

Like a lot of other stuff, it probably varies geographically. We paid about $200 to have ours inspected in KC about 6 years ago. The hard thing on ours was finding someone who specialized in older houses, as in this house was built in 1899. We didn't need to know the plumbing and wiring were crap, which was obvious to anyone, just whether it was structurally sound and free of termites.

 

I would look at the ability of an inspector to do a proper inspection. What makes them qualified to do something that you may be able to do yourself ? what gaurantee that they will find what is wrong? will they stand behind what they don't find ? Many of the franchised home inspectors have no background in the building trades at all. Would you trust a non mechanic to do an inspection on your CTD approach the home inspection with caution and make sure to get what you are paying for.

 

Please be careful with some home inspectors. Some may be in cahoots (if that is a word) with the real estate people. We have terrible inspectors where I build, so to prove a point to my realestate agent and myself I hired 5 of the most recommended people to inspect my house that I built. I acted like an average homeowner not knowing what was going on inside the house, but wanting to fix all little items before I sold it. The different items they picked out were amazing. One even told me my two year old a/c unit was going to fail because it was noisy. He then proceeded to give me a business card for a friend who would give me a "killer deal". If you have a friend who is in construction and is knowledgeable about homes, they might be a better bet. The inspectors also have a clause stating they are not responsible for anything they miss or any hidden damages. I paid between 175 and 400 for these inspections. I usually show them to customers who want an inspection and are going to buy one of our spec homes. I have nothing to hide, so I welcome good honest inspectors. Best of luck, home ownership is a big financial step.

 

A house is not like buying a truck. In a house you can get inside and see the "innards", wiring, fuse box, furnace, ducts, roof, windows, foundation, ect. Look them over carefully yourself then if there are specific areas you are unsure of (say the roof) you can have just those inspected. IMHO whole house inspections are for people who know nothing about a house. Since I don't know your capabilities that decision is up to you. Its not a bad idea though if you are not comfortable or this is your first house. You are on the right track by asking ALOT of questions. Good luck!

If you have any specific questions let me know. I have been a real estate agent and investor for 20 years and have personnal fixed up sold over 300 homes. I'm not bragging, its just my job, its what I do for a living to suport my diesel habit!

 

Don't know about your area, but around here an inspection is a requirement of the lender or mortgage co. The last ones I had done cost around $200. and were done by independent contractors for the lender. They are usually fairly knowledgeable, but if you want a more thorough inspection, structural, mechanical, earth stability, etc. ,you will have to hire a consultant that does that type of work, re. more money! Termite inspection is also required by the lender, and most charge about $75. for the inspection. There are all kinds of insurance policies available to protect the buyer, might want to look into them.........

 

thanks folks!!!!!
Wow, what a wealth of information here. I really believe I could look at things but we have lived in our current home for so long I might not know some things to look for and also might be excited enough about the house that I could overlook some of the obvious things. This is our 'dream home' and at my age (don't ask lol) it will be the last one we will ever have so I just don't want to make an expensive mistake. I do believe I will ask for the qualifications of the inspector which I wouldn't have thought of doing without your help. thanks again and have mercy on people who move..I dread it after two decades of junk building up in all the rooms and outbuildings.
Larry

 

Here in cali I paid $200 for a home I was trying to buy, and boy was I glad. The realestate broker/ owner of a local nationwide RE co and wife were the owners of this house. They lived in it for several years when they first met. They had the house termite inspected several times. My inspector was under the house when he says, theres been a fire here, then looks up in the attic and finds most of the rafters and ridge beam burned to a crisp. I tell the owners and they are shocked. They come over and look and are dumbfounded at what they see and begin to cry. At least at this point I dont feel like I was being lied to. Then they call the termite inspector who just completed the inspection and has done so several times and ask what the haties is this, he replies, Well there are no termites and actually the charcoal will keep them away. I didnt see it as a problem.
Needless to say, that was it for that house.

 

I have heard that home inspectors don't actually guarantee anything. If they check and say everything is OK, and you buy the house only to find a MAJOR problem later, the inspector is not liable for any costs for repair, replacement...

How can the inspector go wrong, he has nothing to lose.

Is this true??

 

Just paid $200 to have the house we're buying inspected. The new buyers for my house are inspecting my 115 year old house tomorrow. I'll be sweatting bullets until it's over.


Sidewinder Wrote: "How can the inspector go wrong, he has nothing to lose. Is this true??"

Some are just out there to collect the money, they can't be held responsable for things they don't find.

 

The most important thing is to be there with the inspector.

 

Paid $250 in AK about 6 years ago. Darn inspector had the nerve to ask "I don't have to get up on the roof do I?" Arrrrhh! My real estate agent (good guy) replied "Only if we don't have to pay the bill!"

I believe it was in 2001, legislation was passed requiring Home Inspectors to be certified and licensed by the state they work in, with a grace period for states to get their certification exams together. Each Home Inspector will have to pass the National Home Inspector Examination along with an exam on local/state codes and such. To this day, I don't think the license is mandatory to practice, but it has been available for a couple of years now, depending on the state you live in. Anyway, to ensure you hire a good quality inspector, find one that has passed the exams and has their license. Any quality, professional company that knows what they are doing will have it even though it is not mandatory yet. That will help weed out the want-a-be's working out of their garage. Good luck!

 

7 years ago, I had a house inspected. He found where a termite problem had been repaired. The wife and I didn't buy the house. ($350)
The house I live in now was inspected also, he made me aware of Aluminum wiring and crawled through the attic and convinced me there had not been any leaks in the past. ($350)

I will not buy a house without an inspection first. They see stuff every day and know what to look for. I tend to get wrapped up in the moment.

Just my .02 worth

 

thanks guys!!! We made an offer on the house this afternoon and they are to call us back before bedtime tonight. The offer is contingent (sp?) upon the house passing the inspection and I am glad we are going to have it done. 2 or 3 hundred when dealing with 160k isnt too bad. I get too focused on some special things I wanted in a new place to keep an open mind so I think I need the inspector. Thanks again