Step 10 to Buying a Home: Schedule a Home Inspection
So, the purchase agreement has been signed, your mortgage lender is moving ahead with the appraisal and final approval, we’ve opened escrow and the earnest money deposit is being wired in. Now, we need to schedule a home inspection as soon as possible.
Ideally, the inspection should occur within the next 2-3 days, however, during the busy summer months, inspectors may be booked out up to a week or more in advance. It’s important that the home inspection occur quickly as the inspector is a generalist and it’s possible they will recommend specialist, such as plumbers, roofers, chimney inspectors, etc. do further investigations on specific items.
The default in the purchase agreement is to have 17 days to conduct all inspections. However, in a strong seller’s market it is quite typical to have this period reduced, 7 or 10 days. So time really is important here.
Plan to attend the inspection which will take approximately 2 hours for a condo and 3 hours for a single-family home. Inspectors usually do three inspections a day and since it is very important they have a clear view of the structure only during daylight hours. You will probably need to arrange to be off work for the inspection. Wear comfortable clothes which can get dirty as the inspector may want to show you something with difficult access. The inspector is not allowed to knock holes in walls or do any invasive procedure, but they will tell you if they see telltale signs of a potential problem.
Remember that all homes have problems. In fact, some of the most difficult reports I have seen, have been on brand new homes. The purchase agreement says that you are buying the home in its present condition. What is important is that the inspector tells you what this condition is and especially highlights things that could be a problem down the road.
I’m not supposed to schedule the home inspection for you, but like everything in this process, I will help you in every way. My favorite home inspectors are:
John Cooper: He is my favorite inspector, he’s very good at explaining things. Plus, he will give you the report on the spot, including photos of all things he finds in those hard to reach spots in the crawl space, attic space, on the roof, etc.
Inspection Masters Corp.
Paul Siftar: A good inspector.
Morrison Property Inspections: Duane started as a one man show and now has a team of inspectors.
Morrison Property Inspections
Once the inspection is scheduled, let me know so I can confirm that day and time will work with the seller’s Realtor. Plan to bring your checkbook or credit card to the inspection to pay the inspector.
Go back to Step 9 to Buying a Home: Open Escrow and Deliver Your Deposit, go forward to Step 11 to Buying a Home: Tips for Attending the Home Inspection.