Home Inspection

Inspection day is often one of the most exciting moments of home buying because it’s likely the first chance you have to go inside the home since you made your offer. It’s also usually the last chance you’ll have until a final walkthrough. But more importantly, it’s your opportunity to make sure you know what you’re getting yourself into when it comes to the condition of the home.

Home inspections can be reassuring, fun and exhausting all at the same time.

Home inspections don’t just provide you with a list of problems you want to negotiate with the seller to fix or something catastrophic that makes you back out of the deal altogether. It will provide you a detailed report that is something of a “new owner’s manual” for the home. It will include maintenance tips and schedules you should follow.

You should hire a licensed, professional inspector to conduct a thorough inspection. How do you choose one? Along with agents, lenders and other home pros, Zillow has lists of inspectors with reviews. You can use the Agent Finder tool to find all kinds of real estate pros, including inspectors. Get recommendations, check their online reviews and study their websites. Get a sample report to make sure what they will produce is thorough. Your agent probably has suggestions but you don’t need to use them.

You will want to be clear on exactly what is and isn’t included in the inspection price. Will they test for lead paint? How about asbestos in the ceiling tiles? Is that part of the basic inspection or will it cost more? The price, though you will pay it, is probably the least of your concerns. Most inspectors are in a similar range of $300-$500 anyway and any fluctuation is a small price to pay for what you will get. Early in the home buying process start researching inspectors and have at least a couple in mind, especially if the market is busy. You’ll need to be sure you can get an inspection scheduled within your contract timeline, so if your first choice isn’t available, you need someone waiting in the wings.

You should plan on being there and your agent should be right there with you the entire time. Chances are the seller’s agent will be there, too to help get any quick answers the inspector might need. Block off the entire morning or afternoon. Home inspections take time and you don’t want to rush through it. During this time, follow along as much as you can. You don’t have to follow the inspector into the crawlspace – they bring protective clothing just for that – but anyplace reasonably accessible, you should go too.

You aren’t being a pest. (That’s a different inspection altogether. If you have any reason for concern, hire an additional pest inspection.) You’re being a student. Inspectors will explain your home’s systems and give you maintenance tips. Those should also be in the final report, along with pictures. But hearing and seeing it in person is helpful. The day of inspection will probably feel like a whirlwind of activity. You may be a little nervous about what the inspector will find. It will help if you make like a Boy Scout: Be Prepared.

 

You should start preparing for a professional inspection when you initially tour the home, before making an offer. This will give you an idea if there are any areas you want the inspector to pay special attention to. A good inspector will address these issues in the report you pay for. Use this checklist to help figure out what to look for ahead of time and in the final report. If any of these items aren’t covered in the inspection report, ask why not.

Foundation: Look at the base of the walls and the ceilings in each room. Are there obvious cracks or apparent shifts in the foundation? Do the same around the outside. Are there any trees encroaching on the foundation?

Lot: Does the drainage appear to be away from the house? Are there any obvious soggy areas?

Roof: What is the overall condition? When was it last replaced?

Exterior: Does the house look like it will need repairs or repainting soon? Are gutters and downspouts firmly attached? Are there loose boards or dangling wires? Is there asbestos in the exterior material, which would require added costs if it needed to be repaired or replaced?

Attic: How does the interior of the roof structure look? Are there any signs of leaks?

Interior evidence of leaks: Check ceilings and around windows in each room.

Basement: Is there dampness? Adequate insulation? (If there’s a crawlspace instead of a basement, you might want to leave this for the professional home inspection.)

Electrical: Do the switches work? Are there any obvious malfunctions? Have the outlets been grounded? Is the panel updated and expandable for additional appliances or a potential remodel?

Plumbing: Any unusual noises or malfunctions? Has the sewer line been scoped to check for potential cracks?

Appliances: If these are included, what is the age and condition of the stove, dishwasher or refrigerator?

Heating/cooling system: Does it seem to do the job? How old is the furnace? If the system has been converted, are the old systems or tanks still in place?

Odor: Does the home smell? Can you detect what it might be and whether it could be fixed? Beware of musty odors which could signal a wet basement.

 

 

In addition to your own eyes, ears and nose, you should get a seller’s disclosure statement before your inspection. Use the statement to help you pinpoint anything you want your inspector to look at. If they disclosed that they had a leaky window replaced or repaired, make sure that gets some extra attention from your inspector.

Disclosure requirements vary by state and sometimes local jurisdictions, so ask your real estate agent if you have any questions about what is included. Disclosure typically comes in the form of boilerplate documents with a series of yes/no questions for the seller to detail their home and their experience there.

One thing to look for is whether any unpermitted work has been done. If so, you could be on the hook for bringing the house up to code should you ever remodel. Even if that’s not even remotely on your radar, unpermitted work needs to be carefully inspected, particularly electrical and plumbing work.

What happens if your inspection comes back clean but you find problems after you move in? It depends. First, the inspection will only cover things they can see. They aren’t tearing out walls and don’t have x-ray vision so problems that are truly hidden aren’t really their fault. (Unless they missed what should have been obvious signs of a potential hidden problem.)

Look carefully at your contract. Will they pay for repairs of things they should have caught but didn’t? Or will they only refund your inspection fee? The bottom line is that you may end up taking them to court if it’s a big enough deal. But you should also understand that things happen. This is part of being a homeowner. An inspector can’t forecast the future.

Testimonials

What our Clients Say About us

Foreclosure Homes Silverlake
I believe that Ken was very professional and aggressive when it came to negotiating the deal. I have used Ken many times with the purchases or sale of my homes Ken is great at following through with every detail of the transaction. I highly refer him to anyone that wants a good realtor.
by Dan Maravilla
Condos Brentwood
Dear Ken, Chris, Peggy & Crew You are so thoughtful and kind. We are thrilled to be moving into our new home…something we didn’t see happening for quite some time. Thank you so much for jumping through hoops for us! We will be forever grateful!
by Kelly & Joseph Konopelski
Real Estate Santa Monica
We recommend Ken as he was very professional in dealing with the sale of my home that was listed with him. We were very pleased with the transaction of buying my new home with. We think the service he gave my wife and I was perfect. We would recommend him highly.
by Trenton Harrloe
Ranch and Farm Properties Westlake Village Hills
Working with Ken was extremely easy and he was very approachable when any questions or concerns were raised. He is very professional and does not waste time. When my husband and I would meet with him he would always make sure to go through all of the paperwork with us in a timely fashion (which can be tough when signing a thousand different documents). We really enjoyed working with Ken and could tell he was a very trustworthy individual.
by Claire Hastings
Condos Westlake Village Hills
For us Ken Grech is one of the best all around. He is honest, trustworthy, and very knowledgeable with property. I would never buy from any other person ever! This is our second time around with Ken and hopefully he will be their for our 3rd. Everyone knows it's always stressful selling / buying property, but with someone like Ken Grech on your side it becomes a great experience. It becomes easy when you have someone looking out for your best interest. We appreciated everything you did for us Ken.
by Alaysia Jennings
Condos Woodland Hills
Ken is an excellent realtor. He did an incredible job selling our house in 3 days during a pandemic. His attention to detail and his outstanding communication skills put him at the top. We were so impressed with his hard work and dedication that we are recommending him to all of our famjly and friends. It was a pleasure working with him. He knew we were nervous about leaving our home of 24 years and moving to a new state so he helped facilitate connecting us to a great realtor in the state we were moving to. He also researched nice areas in the new state to recommend to us. He helped us from start to finish. All of his help and guidance made the transition so easy. Working with Ken was a pleasure. He was there for us from the begining til the end. He met all of our expectations and guided us through the whole process with his expertise. It was a smooth and stress free transition because of Ken.
by Kylie Underwood
TownHomes Ventura Hills
Ken acted in a professional manner. I was very impressed with his knowledge of real estate, He read the sales data of surrounding homes perfectly, leading to my home to be sold on its first showing for higher than its listing price.
by Teresa Richard
Golf Course Homes Ventura Hills
Ken was on top of the deal all the way through. If you want an local area expert in real estate we highly recommend working with Ken. This was a very easy sell/buy experience and we are more than pleased with Ken's performance. Had it not been for his local knowledge, we likely would not have been able to purchase the beautiful Morrison Highland Estates house that we did. Ken is a true professional.
by Simon Barrett
Ranch and Farm Properties Valencia
Ken Grech did a wonderful job of making us feel we were in good hands with his leadership. I would definitely use his expertise in any further real estate transaction.
by Lauren Bradley
TownHomes Thousand Oaks
We met Ken at an open house and he seemed kind and knowledgeable. Ken was very valuable in the selection of a great neighborhood for our daughter to grow up in. All communications and documentation was very timely. Ken handled any problems that came up during the escrow period. Ken is very polite and cares for his clients and their future home. Ken made the whole process easy.
by Quincy Sampson
Rodeo Real Estate Agent
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Kenneth Grech

Real Estate Agent

Simi Valley | California

1308 Madera Rd Suite 8,
Simi Valley CA 93065
DRE#01328727

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