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Thoughts and Questions to Have During Your Home Inspection
From my experience here in Athens, Tennessee, most buyers show up to the inspection, nod along, and leave without asking a single question. That's where I come in with my questions during and after the process. I don't want them closing on a home with $30,000 in problems they didn't know they had.
Folks, ask questions before the inspector packs up. Don't be afraid, it's your purchase, not mine or the inspector's. Yours!
What is the remaining life of the roof? Not just condition. The years left. A roof with three years of life left is a $15,000- $ 25,000 expense right around the corner. You need to know that before negotiating, not after you move in.
Did you see anything that a general inspector cannot assess that I should have a specialist look at? Inspectors are generalists. They pretty much flag items that may need more thorough inspection. They are not structural engineers, not electricians, not HVAC technicians. If they saw something that gave them pause, ask them directly which specialist to bring in and why.
What are the two or three main items in this report that concern you the most? Inspection reports are long. They list everything frommissing outlet cover to a cracked heat exchanger.
Is the electrical panel adequate for this-sized home? Older homes with original panels often have 100-amp service, while the home needs 200-amp service. Upgrading runs from $3,000 to $5,000. Some panels also have safety issues, such as double lugging, that affect insurability.
Did you see any evidence of past water intrusion that has since been addressed? Water damage that has been repaired and covered up will not always show on a current inspection. Ask specifically. A good inspector will tell you what evidence suggests, even if they can't confirm it.
Lastly, is there anything I should monitor after I move in? (Key Question) This tells you what is borderline now. Borderline now becomes a repair in twelve months.
Your thoughts?
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