What home inspectors don't notice
Buyers face big expenses when they don't discover these common problems before they move in.
© PhotoConcepts/the Agency Collection
Mice, mold and leaking bathtubs are among the last discoveries that homebuyers want to make after moving into a new home. But that's exactly what a client of Oakland, Calif.-based financial planner Cathy Curtis found shortly after closing.
"The first week she moved in, she emailed me in a panic that there are mice, she needs a new furnace, and the ducts, bathtubs and kitchen cabinets need to be replaced," Curtis said. Total cost to fix everything: tens of thousands of dollars. (Bing: How much does a home inspection cost?)
"I'm surprised that more of this didn't come up in the inspection," she said.
Home inspections, it turns out, are much more limited than many first-time buyers realize.
"The purpose of a home inspection is to look for material defects of a property — things that are unsafe, not working or that create a hazard," said Kurt Salomon, president of the American Society of Home Inspectors and an inspector based in Salt Lake City. Homebuyers, however, "think we can see through walls and predict the future," he said.
What home inspectors don't do, in addition to harnessing psychic powers, is test for environmental safety, such as lead in the paint or radon in the air, although they might recommend that the potential buyer do so. Inspectors can also overlook mold or vermin, if evidence of their existence is hidden behind floorboards or otherwise obscured. They also don't examine child-safety issues, such as how easy it is to get into cabinets or fall down staircases. And most inspectors lack specific expertise in pool safety, one of the biggest risks for young children.
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That means buyers not only need to take matters into their own hands, but they should also budget for unexpected expenses that pop up post-purchase. Here are five ways to eliminate, or at least mitigate, those surprise costs:
1. Interview your home inspector. Many buyers, especially first-timers, accept their real-estate agent's recommendation for a home inspector. After all, how different could two inspectors be? Very different, it turns out.
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"The value an inspector brings is his knowledge, and not every inspector is as educated as the next one," said Curtis Niles, president of the National Association of Home Inspectors and a home inspector in Upper Darby, Pa.
Niles says buyers should ask potential inspectors how much experience they have, whether they get on the roof of the home and whether they have particular expertise in child safety, environmental-friendliness or any other special concerns. If the property has a pool, the inspector should have specific knowledge and experience about pool safety.
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2. Look for common hazards. Older homes often have outdated railings, with spaces so wide that babies and toddlers can crawl through them. "Back in the '50s, the space between railings was over 6 inches. An infant can crawl through that and fall down. Now, the rule is 4 inches," Salomon said.
Backyard pools should be enclosed by gates that are at least 6 feet tall with self-closing hinges and latches at least 54 inches off the ground, out of reach of young children.
Home inspectors generally don't test for environmental hazards such as lead paint, asbestos and radon, all of which pose significant risks and can be costly to remove, although they might point out that homes are at risk for such dangers. Homes built before 1978, for example, often contain lead, and 9-by-9-inch floor tiles in basements are likely to contain asbestos.
If buyers are aware of these dangers before closing, they can ask the seller to pay for all or some of the abatement, containment or removal costs. A radon system, for example, can cost around $1,500, Salomon said. Lead-paint abatement, which requires an Environmental Protection Agency-certified professional, can be similarly expensive, costing double or triple a standard paint job. Because exposure to lead during childhood can cause serious development problems, buyers with young children should pay special attention to this hazard.
Older houses also often come with outdated electrical systems, which can require upgrades ranging from costly new wiring to simple outlet covers. Every bedroom should have a smoke detector, too, and every floor a carbon-monoxide detector.
Although these additions are relatively inexpensive, buyers can shorten their own "to-do" lists by asking the sellers to make the updates.
The seller, of course, can refuse; such back-and-forth is part of the negotiation process.
3. Think about your current, and future, lifestyle. So much of home safety comes down to who's living there. A three-floor home with outdated railings and electrical systems that was perfectly safe for empty-nesters in their 60s can be filled with dangers for a young couple with an infant, seniors who can no longer make their way upstairs easily or a Chihuahua.
When Julie Lowe, 38, a mother of two in Seattle, bought her first house pre-parenthood, she didn't consider child safety such as railings and chipping lead paint because those concerns weren't on her radar. But as she and her husband shopped for their second house as parents, they focused more on safety. She also wanted all three bedrooms on one floor for easy access to babies in need of comforting in the middle of the night, as well as for security. When her daughter's bedroom was on the lower level and at the front of the house, Lowe said she "had a paranoia about someone breaking in and snatching her." But in the new house, she said, her daughter and son are steps away.
"It won't be so great when they're older, but for small children, having three bedrooms grouped at the back of the house is a luxury," she said.
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An inspector will often tailor a checklist to what he perceives to be the buyers' specific needs. If a couple with older children is purchasing a Victorian house with widely spaced railings, Salomon said he wouldn't make as big a deal about the safety hazard as he would if the buyers' children were young.
YOU SHOULD NEVER TAKE A REFERAL FROM A BROKER.........1.THEY GET A KICKBACK.....2 TRY AND GET AN INSPECTOR THAT IS NOT CONNECTED TO YOUR AREA>>>>THEY ALL WORK TOGETHER, IF AN INSPECTOR COSTS BROKERS SALES HE WILL BE BLACK BALLED AND BE OUT OF BUSINESS...........YOU NEED SOMEONE WHO DOES NOT CARE...............GET SOMEONE WHO WILL BE $$$ RESPONSIBLE IF MAJOR PROBLEMS ARE FOUND.
I DON'T TRUST BROKERS AT ALL !!!!! MOST ARE FULL OF CRAP BRING A GUY WITH YOU WHO HAS HORSE SENSE FOR A HUNDRED BUCKS AND LUNCH HE WILL GIVE U GREAT ADVICE/ THESE TIPS ARE GREAT, ASK THE INSPECTOR ? BUT THEY ALL LIE SO IF YOU RELY ON QUESTIONS AND ANSWERS .......YOU CAN BE SCREWED AS WELL..................ALWAYS GO TO THE HOME AFTER A RAIN, LOOK FOR LEAKS , SMELLS TALK TO NEIGHBORS.....GOOGLE THE HOUSE DO AS MUCH COVERT AND OVERT INFO SEEKING AS U CAN..........
The kinds of things they typically look for/look at are certainly simple. Even a person with passing knowledge can do it.
And, they are always in a hurry. They always hide behind a ton of weasel-wording, and they sidestep any of the 'real' inspections that ought to be done, probably because those things require genuine certifications and knowledge.
Lastly, they charge a lot more than it's worth.
Ok, ASHI inspectors, tell me why I am wrong. Tell me why you should be allowed in the door at all.
I am a UBC/ICBO tested and authorized public building inspector with 25 years experience building and 10 inspecting. I wouldn't have the guts to authorize the people ASHI gives credentials to. They are almost totally 'pretend' inspectors.
They are really only in the game to act as a third party shock absorber and liability taker for real estate agents, though they do everything in their power to slip away on liability issues.
There are 'real' inspectors in the group too. Those guys need to clean up the business and get the certifications they need to do a complete and thorough (and reliable) job. Yes, you have to study the UBC. Yes you have to take some gnarly tests. But you come out smarter and more useful if you do.
There is a building code, is there an inspection code in writing that lenders have agreed to follow? Because there is a difference between standards and a person walking around making up an arbitrary home improvement list.
Second, they can't see if there is rebar in the concrete, they can't see inside the walls where the structure, wiring and plumbing is. The term structural inspection is a misnomer because they have no way of knowing the structural integrity of the house by design or construction.
Remember the papers you signed at closing? All those forms that you didn't read? Get an attorney who can help you find the DISCLOSURE portion and explain it to you.
If anyone falls victim to this type of real-estate abuse, they just didn't have the insight to prepare themselves.
And yes, you can sue the parties involved in selling the house to you if they didn't inform you of preexisting problems.
Like Realtors and Home Appraisers, these Inspectors had a price and they working for insurance companies, banks, and others but you.
Watch out for these crooks.
First of all a home inspector cannot educate parents about things like child safety in the home. It simply is not their job it is the parents and their parents before them. To properly inspect a home without totally destroying it at least two undisturbed days or close to that is required. With people present it is likely it can never be done. Simply said distractions are an issue. Pools are always a hazard, always, always, always. That is the risk you take having one. You can see some of the electrical issues in the distribution box. You cannot see what is covered with plaster or sheet rock. Plumbing pretty much is the same, but if you don't have low PH water the lead in that plumbing is probably not worth chasing after. Joists and rafters create some unique problems when some of the current building materials come into play. Older dimensional lumber is usually pretty good, older houses probably have 2x4 studding and are not as energy efficient as new construction.
Conversions, especially the older ones, can be a nightmare, with hidden walls and spaces that are extreme fire hazards. Include some cobwebs and you can create a flash fire in seconds.
There are simply no risk exempt houses, you can only make a snap judgment of the things you can see. Unless a buyer was confined to a convent for their first 20 or so years, you should be intelligent enough to judge for yourself if a house is good enough for you to buy.
It is sad to learn after you sign on the dotted line. For all those that want to live in Florida. DO NOT BUY A FORCLOSED HOME. Not unless you hire 1. a home inspector. 2. A "certified mold inspector" The price is about the same for the mold inspection as it is for a home inspector.
A home that has been closed up with no power in it will have lots of mold. mold that gets behind walls and under floors. Mold you do not smell until you move in and start the ac unit which now spreds the mold into the air. It has cost me 10's of thousands in Hospital bills so far. SO BEWARE