Home Buying: Step 7b - Inspections (cont.)

After the joy and panic of having your offer accepted (ratified) is typically the property inspection. Most Purchase Contracts will have a Property Inspection contingency of between 3-15 days.

In order to make our client's offer as strong as possible, we always schedule a tentative property inspection for 2 days after we submit a client's offer. I let the Listing Agent know that we have it scheduled and that we are ready to move fast! When Sellers evaluate similar offers, or when a Seller thinks about a counter-offer, our having the Property Inspection already scheduled lets them know that we are serious. We have had clients/buyers get the property they wanted when they were not the highest offer numerous times this way!! 

The inspection is an independent, unbiased evaluation of the property, including the following components and systems:

- Foundation	- Plumbing	- Electrical	- Windows
- Garage	- Attic	- Roof	- Doors
- Fireplace	- Walls	- Site Drainage	- Venting
- Heating	- Decks	- Ceilings	- Exterior

Depending on the size and condition of the property, the inspection usually takes one and a half to three hours.

For our buyers, I recommend using David Milazzo at Milazzo Inspection Services. Of course a buyer is free to use anyone they choose. For a more complete directory of Property Inspectors click here (and scroll to Contractors for Inspection). I use him mainly because he is very thorough, will answer all questions during the inspection, he provides a detailed written report (usually the same day) so that you do not have to take notes and he is insured. If the Property Inspector is not insured, what good are they?

David is also available for free follow-up telephone consultation. The written narrative report includes clear descriptions of what was found and identifies any material defects in the systems, structures, and components of the property. The report, which complies with California Real Estate Inspection Association (CREIA) and American Society of Home Inspectors (ASHI) Standards of Practice, is thorough, comprehensive, and easy-to-understand. It is delivered via email within 24 hours of the physical inspection, followed by a hard copy sent in the mail.

Click here for a sample report from David Milazzo for a Condominium and for a House.

What makes the property inspection useful to a homebuyer?

Are you buying a home or condominium, or investing in a multi-unit building? As you’re considering what may be one of the largest financial commitments you’ll ever make, you need to know the condition of the property and what to expect in terms of present and future maintenance and repairs. The inspection will cover these issues. If you have remodeling ideas in mind, you want to know whether they’re feasible. Feel free to ask questions during the inspection and afterwards.

The narrative report describes in detail the items already observed and discussed and other factors important for you to know. Your report – not a checklist, but a full, comprehensive narrative – is delivered via email within 24 hours. A hard copy follows in the mail.

Seller’s Disclosure Obligations

California law states that it is the seller’s duty to disclose facts concerning the property for sale through a Transfer Disclosure Statement (TDS). Basically, this means a seller of one to four residential units has a legal obligation to disclose to prospective any material defects known to him (or her). While the pre-listing inspection report is not a substitute for the TDS, it does allow the seller to provide prospective buyers with additional information, based on an unbiased, third party, professional inspection.