Yesterday I spoke about finding an ASHI certified home inspector.  Today I will focus on some of the things that you can expect from your Inspector once hired.  A good home inspector has to know what to look for but also know how to properly communicate their findings in writing for the Buyer.  Here are a few things the report should include

1) An explanation of the condition, age , etc.

2) An assessment of the severity of the condition, does it already affect the livability of the home or is the problem in the beginning stages.

3) What will happen if the homeowner doesn't do something about the problem.  Some problems require more immediate attention then others like mold remediation, water damage, sever cracking in walls, rusted pipes, etc.

You must understand that home inepsctors tend to be limited to what they can spell out.  For example if there is a problem with the roof, they normally would say that it looks like there is a problem here but to be sure you might want to call in a rooffing company.  The inspectors report will only address the status of the home on the day it is evaluated.  One day, or week later something may have changed, which obviously won't be in the report.

Here are some examples of what the Inspector should look for:

1) Structural Problems - This is first and foremost in my book.  If the strutural integrity of the dwelling has been compromised or there are other problems this should be addressed before everything else. The inspector is not an expert in structural engineering but they do know what to look for as far as problems go.  You will then have to take it further with a strutural engineer.  The also won't have a y vested interest in the repair work so they will give you an objective opinion.

2) Electrical - Some homes have older electrical service, one way to tell is older sockets with only two prongs and no ground.  Some home owners on the other hand, may have updated the electrical on their own and didn't adhere to codes.  Unfortunately this happens alot, mostly because some people don't know that a code has to be followed.  The local Fire Inspector must inspect any electrical changes especially if a CO is needed.  The absence of Ground Fault Interrupters at outlets near water sources could present a potential electrical hazard so they are usually erecommended within six feet of a water source in Westchester. 

3) Water Damage - The roof is one of the most important areas where water can enter the home and the inspector will typically inspect this from the attic and binoculars from the street.  They will look for water stains on the underside of the roof and joists.  Matted down insulation, mold and mildew are also signs of water entry.  On the exterior damaged or raised shingles could be an issue and entry point for water.  Flat roofs tend to hold puddles of water so the inspector will look inside the home for water damage such as buckled walls or water stains on the interior ceilings.

Other places that water damage can occur is from water pipes or in the basement due to the homes grading.  Mold is a very common indication of water also look for the white film on the basement walls or water marks on the lower portion of the wall.  It's better to prevent water issues early on because mold remediation can be very intense and expensive.

4) Safety Issues - If the Home lacks smoke or Carbon Monoxide detecotrs they should be added.  In fact in Westchester as of 2003 all home must have carbon monoxide detectors installed by closing.  Look for an egress window in each room for a safe exit plan in case of emergency.  These are a just a few things that an Inspector will look for.  Remember to ask lots of questions and always take notes even though you will receive a full report.