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What is a home inspection? A Home Inspection is an objective visual examination of at least two or more of a residential structure’s building systems including heating, cooling, plumbing, electrical, structural, foundation, roof, masonry, exterior and interior components for a fee. Mechanical systems will be operated using normal operating controls except when damage may occur to the equipment. A formal written report is generated and delivered to the client. The NC Home Inspector Licensure Board sets the minimum standards for home inspections in North Carolina.
It is often compared to a doctor’s general physical examination. Following the inspection, identified problems are documented in a written report delivered to the client and are generally recommended for further examination and/or repair by a qualified professional similar to the way a family doctor would refer patients to a specialized doctor for further treatment.
Why do I need a home inspection? Purchasing a home is usually the largest single financial investment a person ever makes. You need to learn as much as possible about your potential investment before purchasing. An inspection will identify safety hazards, areas that need repair immediately, areas that need to be monitored, and suggests preventive maintenance to avoid damage in the future. The inspection report presents you with a well defined picture of the property and allows you to make an informed buying decision.
When do I call a home inspector? Typically a home inspector is contacted after you have made an offer to purchase property and before closing. Many “offer to purchase” contracts include an “inspection clause” in the contract, making your purchase contingent upon the findings of a professional home inspection. This inspection clause often specifies the timeframe when the inspection must be completed.
Home inspectors are used prior to the expiration of home warranty programs. The identified defects can be corrected using the warranty instead of paying for repair costs. These inspections are referred to as End of Warranty or 11-Month inspections.
Home inspectors are retained during New Home Construction where they perform a series of minor inspections as the various phases of the building process are completed. Typically a complete inspection is performed once the home is finished.
Sellers will hire home inspectors to perform a Pre-Listing inspection prior to putting a home on the market. It gives the seller the opportunity to identify problem areas, compare repair bids, and choose a contractor without comment from a potential buyer.
Can I do a home inspection myself? Buyers typically have a hard time remaining completely objective and tend to ignore defects when performing their own home inspection. Professional home inspectors have a combination of training and field experience tested by the state to ensure they meet a level of expertise. Licensed Home Inspectors produce an impartial third-party written report you can use to negotiate with the seller. Handyman buyers may be able to make common repairs but seldom have in-depth knowledge of all the mechanical and structural systems of a modern residential home. It is recommended that you hire a professional to get the best evaluation of your new home.
How do I find a home inspector? Some of the best sources would be a referral from a friend, business associate, neighbor, or other trusted acquaintance. Local and national home inspector associations usually provide locater services. Advocate Inspections is a member of the North Carolina Licensed Home Inspector Association (NCLHIA).
What will a home inspection cost? The cost of an inspection varies depending on a number of factors including the age, size, and location of the house. Just as similar homes in a given area vary in price, the cost of an inspection will vary between home inspection companies. Fees typically range from $295 for small condominiums to more than $500 for larger and older homes. Fees are not regulated and it can be a good idea to check local prices. Ask questions of a Home Inspector regarding his training, qualifications, experience, and type of report when comparing prices. The cost of the inspection is usually commensurate with the inspector's experience, training and reputation. A well written report will usually pay for itself.
Are there additional charges above the normal home inspection fee? The North Carolina Home Inspector Licensure board specifically excludes out buildings and detached garages from a standard home inspection. For an additional fee, Advocate Inspections can inspect your out buildings and detached garages. Some home inspectors offer additional services including radon, mold, pool, well and septic inspections for additional fees. Make sure to inquire about certifications and licenses to perform these additional services.
Do I have to be present at the home inspection? No, but it is highly recommended. This is an excellent opportunity for you to learn about the general condition of the home, how the systems work, how to turn off/on the utilities, as well how to maintain the property. This is an ideal time to see the property from an inspector’s viewpoint and will help you to better understand the written report.
How long does a home inspection take? The typically maintained 2000 square foot home inspection takes between 3 and 4 hours but varies depending on the house and inspector. Houses that have been poorly maintained, with multiple heating and cooling systems, more than 3 bathrooms, more than 2000 square feet, more than 30 years old or have extensive renovations may take longer.
How many home inspections does Advocate Inspections do per day? Advocate Inspections only schedules one inspection per day. Usually the morning is devoted to inspecting the property. The afternoon is spent writing the report. On occasion a second inspection may be scheduled on an urgent basis, and then it is understood that the second report will be written once the primary report has been completed.
Should the seller attend the buyer’s home inspection? The seller is not required to attend the inspection but if they do attend, they need to be aware that the inspector is working for the buyer. Commentary by the inspector will be about the homes defects and can be upsetting to sellers. If any major defects are discovered, then the seller would have that information first hand.
What type of report can I expect to receive? North Carolina requires that all inspection reports be provided in a written format with a summary page and signed by the inspector. Advocate Inspections uses proprietary software that generates a narrative report that is emailed within 48 hours or sent via post to the client within 3 business days. Our reports usually include digital photographs of defects.
How soon will I receive my home inspection report? North Carolina statues require the written report be made available to the client with 3 business days unless other specific agreements have been made between the client and inspector. Advocate Inspections uses proprietary software that generates a narrative report that is typically emailed within 48 hours or sent via post to the client within 3 business days.
Can a house fail an inspection? No. A home inspection is not a pass-fail test but rather an objective visual examination of a home at a particular point in time. It is also not a municipal inspection verifying building code compliance. The written report will specify the condition of the home on a specific date. The client uses the report as a tool to better understand the condition of the property.
What if the report reveals problems? No house is perfect, not even new construction. The report identifies the limitations of the property and provides a basis for you to make an informed decision. All defects can be repaired. It is up to the buyer to determine if a few defects outweigh the usually overwhelming positive features of the home.
What if I find problems after I move into my new home? A home inspection is a visual inspection of the property. Sometimes the signs and symptoms of the problem are not visible because they are covered with finish materials. If you find a problem with the home after you move in, first review the inspection report to see if it was documented. If you feel the problem should have been identified during the inspection, contact the inspector. Most inspectors are willing to review the problem and work towards a common solution.
If the house proves to be in good condition, did I really need a home inspection? Absolutely. You are now confident regarding the condition of home and all of its systems. You learned which items need maintenance or replacement in the future so can begin to set aside funds to cover those expenses. Above all else, you are making a large financial and life altering decision from an informed position.
Is a Contract Required for a Home Inspection? Yes, all home inspectors in North Carolina are required to provide a written contract that shall describe the services performed, standards of practice, limitations, and the cost of the services. The contract is required to be signed before the home inspection is performed.
Are Home Inspectors required to be licensed in North Carolina? Yes. In North Carolina home inspectors are required to be licensed by the North Carolina Home Inspection Licensure Board. Bruce Ramsey of Advocate Inspections holds license #2521.
Do you follow a Code of Ethics and Standards of Practice? Yes, Advocate Inspections adheres to the North Carolina Home Inspector Licensure Board Code of Ethics and Standards of Practice. Additionally we adhere to those of the NCHILA (North Carolina Home Inspector Association).
Are you affiliated with any home inspection organizations? Advocate Inspections is a member of the state association, NCHLIA North Carolina Licensed Home Inspector Association (NCHLIA), which has strict guidelines requiring its members to undergo continuing education and meet a stringent Code of Ethics.
Do you perform home inspections full time or do you engage in other business activities? Advocate Inspections performs home inspections as a full time business year round. We believe it would be unethical to provide repairs or maintenance services for those properties we inspect due to the possible implied impropriety.
What's the difference between a Home Appraiser and a Home Inspector? Appraisers only determine the market value of property. They will walk through the property to get a general sense of condition and selling features of the house. They will compare that house to similar properties in the market, adjust the price to compensate for features of the comparable properties, and determine a fair market price. They cannot discuss their conclusions with the buyer and submit their opinions to the lending institution. They usually spend half an hour or less viewing the home. Inspectors perform a complete physical inspection of a home and check the working function of the building systems and components. They compare the home to standardized safety and building practices. Inspectors write an individualized report specifying defects, maintenance issues, and potential safety hazards that is delivered directly to the buyer. Inspectors usually encourage the buyer to participate in the inspection and freely discus their findings with the home buyer. Inspectors typically spend 2 ½ to 4 hours inspecting a home.
Appraisers determine the market value of a home while Inspectors determine the functional capability of a home.
Appraisers compare the home to similar properties in the area while Inspectors compare the home to standardized safety and building practices.
Appraisers typically spend 30 to 45 minutes viewing the home while Inspectors typically spend 2 ½ to 4 hours inspecting the home.
Appraisers cannot discuss any part of their opinions with the buyer while Inspectors freely discuss their findings with the home buyer.
Appraisers deliver their report to the lending institution while Inspectors deliver their report to the home buyer.
What is a Pre-Listing Home Inspection? A Pre-Listing home inspection is an inspection performed for a Seller prior to putting a home on the market. It gives the seller the opportunity to identify problem areas, compare repair bids, and choose a contractor without comment from a potential buyer. Studies show that homes in good condition sell faster and for a higher percentage of their original listing prices.
Sellers can use the report as source for full disclosure. By stating the known defects along with contractor quotes, you can adjust the selling price to reflect the actual repair costs and limit further price negotiations.
As a seller you have taken an active role to ensure that you are negotiating from a position of knowledge. Buyers also benefit from knowing an unbiased third party has inspected the home. They can make an offer from an informed vantage point, feeling confident the home is represented honestly.
What is an End of Warranty or 11-Month Home Inspection? Many buyers are provided one year warranties from the seller or builder. We highly recommend you schedule a home inspection prior to the expiration of the warranty to identify defects in your home. The report will provide you a detailed written listing of defects that can be repaired using the home warranty saving you hundreds or thousands of dollars in repair costs.
What is a New Construction Phased Home Inspection? Home inspectors are hired during new home construction where they perform a series of inspections as the various phases of the building process are completed. Typically a complete inspection is performed once the home is finished. Often updates are provided to the client after each phase and a full written report is delivered after the final inspection. The phase inspections allow problems to be identified early and be corrected before they are covered by the next building phase or finishing materials.
What is a Home Checkup Inspection? We all get our teeth checked, our health checked, even our car inspected every year. How many home owners get a routine home inspection every 3 to 5 years? The biggest investment they have and they wait until they retire and sell their house after 25 years only to discover they have a house that has many hidden issues. Advocate Inspections recommends you schedule a home inspection every 3-5 years to identify any current defects or maintenance issues that will lead to future damage.