So what is the big deal about getting a home inspection?
Why does my Real Estate Agent harp on getting a home inspection? You may be thinking that this is a needless expense and that someone else is trying to dig into your wallet. Think again.
Since the 1980's, disclosure of property defects has become the primary focus of most residential real estate transactions. These days you can no longer trust that the sellers’ disclosure statement is based on absolute knowledge and truth. Over the past two decades, home inspectors have attained prominent acceptance as being a distinct and essential Real Estate profession by providing the service of inspecting and disclosing property defects. Here in Indiana, all home inspectors must be certified, licensed and insured. The process to become a licensed home inspector is not an easy one. It takes months of extensive training that covers every aspect of a home and its systems. We are required to undergo continuing education every year to ensure that we are up to date with the very latest in home inspection tools and techniques. We are also required to be fully insured for your protection as well as ours. Long gone are the days of “Bubba” with his beat up old pickup truck and a flashlight.
To those who approach Indianapolis Indiana real estate with the old 'as-is' mind-set, the advantages of a home inspection are not immediately apparent. But make no mistake; a thorough inspection by a professional Home Inspector can save you from very costly discoveries after the close of escrow. It's one of the best consumer protection services available.
Every home, regardless of age, price or quality, has some type of defective conditions. Some are obvious, while others are only apparent to those who know how and where to look. When you hire an experienced, qualified home inspector, there is no question as to whether unknown defects will be found; but rather what, where, and how serious, dangerous, or expensive the defects will turn out to be.
Most homebuyers spend approximately fifteen minutes or so walking through a home prior to making an offer. At best, this provides a general impression of the overall physical condition. You have no doubt heard the expression “Lipstick on a pig”. This is a very common phrase used in the Real Estate business. You walk into a freshly painted home, look at all of the new carpet, tile, countertops and cabinets and write up an offer. But what about the foundation, electrical system, plumbing, attic construction, insulation, ventilation, and roof conditions? These are just a few of the hundreds of considerations included in a home inspection. Remember it’s what’s underneath all that lipstick that really matters when it comes to purchasing a home.
Most common defects found during an Indiana home inspection
Construction defects and safety violations are surprisingly common, but the majority of home inspection findings tend to be routine in nature. Some, in fact, rear their unsightly heads as often as the sun rises. Not just in older homes, but in brand new ones as well, even before the smell of new paint is gone. The following is a list of common defects seen by home inspectors everyday right here in Indianapolis and surrounding areas.
Water Intrusion
Without question the #1 defect we see every day here in Indiana is water intrusion. Leaking basements or crawlspaces due to ground water conditions are sometimes difficult to resolve, and often very damaging to the homes foundation. Improper grading of the site, damaged or improper roof flashings, damaged or missing gutters, and downspouts discharging too close to the homes foundation are just a few of the many problems we see every day.
Heating and Air Conditioning
All too often these very important and essential systems are severely neglected by homeowners. Indiana weather wreaks havoc on your HVAC system. Proper maintenance should be more than just a suggestion when it comes to these systems, it should be an absolute requirement. Missing or damaged insulation on lines, missing HVAC putty, clogged or damaged cooling fins, abnormal flame pattern, corrosion, debris inside panel, dirty filters etc. are just a few of the issues we see daily.
Roofing Defects
Problems with roofing, either due to worn flashing, age, wear, hail storms or improper installation are likely to be found in a majority of homes here in Indianapolis. This does not mean that most roofs are in need of replacement, but rather that most are in need of some type of maintenance or repair.
Electrical Safety Hazards
Electrical safety hazards, especially (but not always) in older homes: Examples are ungrounded outlets, lack of ground fault interrupters (shock protection devices), faulty wiring conditions in electrical panels, etc. Such problems may be the result of errors at the time of construction, but most often in this day of the DIY handyman, they are due to wiring that was added or altered by persons other than qualified electricians.
Plumbing defects
Plumbing issues can be an absolute nightmare for you as well as your inspector. Sometimes you can see them, and sometimes you can’t. Loose toilets, dripping faucets, slow drains, leaking drains, improper discharging of sump pump or condensate lines, improper slope on waste lines, improperly installed or missing drain traps, and improperly secured pipes seem to be the most common plumbing issues we see.
Obviously, these are just a few of the most common defects we encounter daily here in the Indianapolis area. An unabridged list of likely home inspection findings would probably fill a few libraries. For home buyers, this underscores the importance of having a thorough home evaluation done by a professionally trained Home Inspector prior to closing escrow. This is why your agent should strongly advise you to obtain a Home Inspection.