Questions
& Answers on Home Inspections
For most persons, purchasing a home is the
largest investment they will ever make. It is no
wonder then that many homebuyers employ
professionals to inspect the structural and
mechanical systems of the home and report to them on
their condition. Sometimes sellers also employ Home
Inspectors to alert them to problems with their
homes which could arise later in the transaction.
But normally Home Inspectors are employed by buyers.
For this reason, this brochure is written from the
viewpoint of the potential homebuyer.
This brochure is a joint publication of the North
Carolina Home Inspector Licensure Board and the
North Carolina Real Estate Commission designed to
give consumers a better understanding of the home
inspection process. What a home inspection is, who
can perform an inspection and what to expect. If you
have further questions regarding home inspections
and Home Inspectors, you should contact the North
Carolina Home Inspector Licensure Board, 322
Chapanoke Road, Suite 200, Raleigh, NC 27603, Phone
919/662-4480.
Questions
Answers
What
is a home inspection?
It is an evaluation of the visible
and accessible systems and components of a home
(plumbing system, roof, etc.) and is intended to
give the client (usually a homebuyer) a better
understanding of their condition. It is also
important to know what a home inspection is not! It
is not an appraisal of the property's value; nor
should you expect it to address the cost of repairs.
It does not guarantee that the home complies with
local building codes (which are subject to periodic
change) or protect you in the event an item
inspected fails in the future. [Note: Warranties can
be purchased to cover many items.] Nor should it be
considered a "technically exhaustive"
evaluation, but rather an evaluation of the property
on the day it is inspected, taking into
consideration normal wear and tear.
back
to top
Can
anyone perform a home inspection?
No. Only persons licensed by the
North Carolina Home Inspector Licensure Board are
permitted to perform home inspections for
compensation. To qualify for licensure, they must
satisfy certain education and experience
requirements and pass a state licensing examination.
Their inspections must be conducted in accordance
with the Board's Standards of Practice and Code of
Ethics.
back
to top
Why
should I have the home inspected?
Most homebuyers lack the knowledge,
skill and emotional detachment needed to inspect
homes themselves. By using the services of a
licensed Home Inspector, they can gain a better
understanding of the condition of the property,
especially whether any items do not "function
as intended"or "adversely affect the
habitability of the dwelling"or "warrant
further investigation" by a person who
specializes in the item in question.
back
to top
In
my home purchase I have chosen to sign the standard
Offer to Purchase and Contract* form which many real
estate and legal professionals use. It states that I
have the right to have the home inspected and the
right to request that the seller repair identified
problems with the home. Will the home inspection
identify all of these problems?
*Jointly approved and copyrighted by
the North Carolina Association of REALTORS® and the
North Carolina Bar Association.
Yes and No. Home Inspectors
typically evaluate structural components (floors,
walls, roofs, chimneys, foundations, etc.),
mechanical systems (plumbing, electrical,
heating/air conditioning, installed appliances and
other major components of the property. The Home
Inspector Licensure Board's Standards of Practice do
not require Home Inspectors to report on:
wood-destroying insects, environmental
contamination, pools and spas, detached structures
and certain other items listed in the Offer to
Purchase and Contract form. Always ask the Home
Inspector if he covers all the things which are
important to you. If not, it is your responsibility
to arrange for an inspection of these items by the
appropriate professionals. For a description of the
services to be provided by the Home Inspector (and
their cost), you should read carefully the
written contract which the Home Inspector must give
you and which you must sign before the Home
Inspection can be performed.
back
to top
How
do I request a home inspection, and who will pay for
it?
You can arrange for the home
inspection or ask your real estate agent to assist
you. Unless you otherwise agree, you will be
responsible for payment of the home inspection and
any subsequent inspections. If the inspection is to
be performed after you have signed the purchase
contract, be sure to schedule the inspection as soon
as possible to allow adequate time for any repairs
to be performed.
back
to top
Should
I be present when the home inspection is performed?
Whenever possible, you should be
present. The inspector can review with you the
results of the inspection and point out any problems
found. Usually the inspection of the home can be
completed in two to three hours (the time can vary
depending upon the size and age of the dwelling).
The Home Inspector must give you a written report of
the home inspection within three business days after
the inspection is performed (unless otherwise stated
in your contract with the Home Inspector). The home
inspection report is your property. The Home
Inspector may only give it to you and may not share
it with other persons without your permission.
back
to top
Are
all inspection reports the same?
No. While the Home Inspector
Licensure Board has established a minimum
requirement for report-writing, reports can vary
greatly. They can range from a "checklist"
of the systems and components to a full narrative
evaluation or any combination of the two. Home
Inspectors are required to give you a written
"Summary" of their inspection identifying
any system or component that does not function as
intended, or adversely affects the habitability of
the dwelling, or appears to warrant further
investigation by a specialist. The summary does not
necessarily include all items that have been found
to be defective or deficient. Therefore, do not read
only the summary. Carefully read and understand the
entire home inspection report.
back
to top
What
should I do if I feel something has been missed on
the inspection?
Before any repairs are made (except
emergency repairs), call the inspector or inspection
company to discuss the problem. Many times a
"trip charge" can be saved by explaining
the problem to the inspector who can answer the
question over the telephone. This also gives the
inspector a chance to promptly handle any problems
that may have been overlooked in the inspection.
back
to top
If,
following the home inspection, the seller repairs an
item found in the home inspection, may I have the Home
Inspector perform a "re-inspection"?
Yes. Some repairs may not be as
straightforward as they might seem. The inspector may
be able to help you evaluate the repair, but you
should be aware that the re-inspection is not a
warranty of the repairs that have been made. Some Home
Inspectors charge a fee for re-inspections.
North Carolina
Home Inspector Licensure Board
322 Chapanoke Road, Suite 200
Raleigh, NC 27603
919/662-4480
|
