So you’re buying a home and you’ve decided to have it inspected. What should you expect?
First, you’ve got to determine which inspector to use. In Mississippi, home inspectors must be licensed. The requirements include initial education, examination, and continuing education annually. So first make sure that your candidates are truly licensed. You can see a listing of all licensees at http://www.mrec.state.ms.us/mhib/index_mhib.html
Also, not all inspectors can inspect new construction. If you are buying a brand new home (never been occupied), make sure the inspector has the NH designation if you are in Mississippi.
Before you worry about the cost, ask the home inspector if he has experience with the type home you are purchasing. For example, an inspector’s market may be strictly homes built in the past 10 years – that 90 year old farm house or 40 year old ranch house you are buying might not be within their normal scope of expertise. Ask for referrals if you feel it is appropriate.
Determine what type of report you will receive. Although all licensed home inspectors in Mississippi follow the same Standards of Practice, the reports are not standardized. Some provide narrative reports that are highly visual with digital pictures, etc… Others provide more of a checklist type report. Determine what you should expect as the final product, how soon to expect it and does it meet your needs. Also, ask what follow up phone calls or visits cost.
Now, you’ve decided on an inspector either from your interview with the inspector, referrals from friends, or a combination of those and other factors. What should you expect?
First, a good inspector wants you to be there for the inspection. Obviously, this is not always possible, but it’s much easier for the inspector to point things out and discuss them with you while the inspection is going on. You don’t have to take notes or anything, the report will reflect the information later. And remember, although you may have other friends or family that are interested in your purchase, too many participants might distract or hinder the inspector. Talk with the inspector about how many people (you and your spouse, or you and your entire family) will be attending the inspection.
How long will the inspection take? It varies. Being rushed will create opportunities for inspectors to miss items. Typically a home inspection can take 2-4 hours. It just depends on the size, age, and condition of the home. Don’t get in a hurry.
Finally, READ THE REPORT! The report I provide clients averages 20 – 30 pages for a home in pretty good shape. Too often, I have a client that reads the summary on page 3 and then closes the report. The summary is just that, a SUMMARY. Read the report from beginning to end. Yes, there are details that you may or may not be interested in, but there will be information that you need to know. I can not tell you how many times I’ve had a client call and say I missed a specific item and as we discuss it, “we” determine that it is in the report “they” did not read.
Now, you’ve got a report. You’ve determined what things the seller should correct and they agreed. Depending on the item, you may want the inspector to return and inspect the repair. Most inspectors will provide this service at a minimal fee. You as the buyer need to determine if this is a service that you need or is it something you can decide on your own. Hey, you don’t need to pay a professional to tell you the broken window was repaired, but ask for a receipt to make sure that a professional was used and not a brother-in-law. On the other hand, you might want the inspector’s expertise on other items. If the inspector knew what was wrong, they will know what is right.
Remember that there is no such thing as a perfect home and the home inspector works solely for you. Talk with your home inspector and develop a dialogue before the process starts.
