The Ultimate Guide to Home Inspection Before Buying

Buying a home is a monumental milestone, and while it’s exciting, it’s also a decision that demands careful consideration. One critical step in the home-buying process is the home inspection. This comprehensive evaluation provides insight into the condition of the property, identifying potential issues and helping buyers make informed decisions. In this guide, we’ll explore the key aspects of home inspections and why they are essential before finalizing your purchase.

A home inspection is a detailed assessment conducted by a licensed professional to evaluate the physical condition of a property. The inspector examines various aspects of the home, including its structure, systems, and overall safety. The goal is to identify existing problems and potential future concerns that could affect the home’s value or livability.  Please understand that you are welcome to conduct your own inspection of the home without the assistance of a professional, but the $650-$1,500 (in mountain town communities) you may spend inspecting a home with a professional could potentially save you thousands of dollars down the road.

While an appraisal focuses on the market value of the property, a home inspection assesses its condition, making it an essential step for protecting your investment. The findings are typically documented in a report that helps buyers understand the home’s current state.

Skipping a home inspection can lead to unexpected surprises after closing, which could result in costly repairs or unsafe living conditions. Here’s why a home inspection is crucial:

• Identifying Hidden Issues: Some problems, such as structural weaknesses or plumbing leaks, aren’t visible during a casual walkthrough. An inspection uncovers these hidden concerns.
  
  
• Negotiation Leverage: If significant issues are found, you may use the inspection report to negotiate repairs, a lower purchase price, or seller concessions.
  
  
• Peace of Mind: Knowing the home’s condition provides confidence in your purchase, helping you avoid buyer’s remorse.

A standard home inspection includes an evaluation of major components and systems in the home. While specific areas inspected may vary, here’s what is typically covered:

• Structural Integrity: Foundation, walls, roof, and ceilings are examined for cracks, sagging, or other signs of damage.
  
  
• Roofing: The inspector checks for leaks, missing shingles, or poor drainage that could lead to water damage.
  
  
• Plumbing: Pipes, water heaters, and fixtures are assessed for leaks, proper functioning, and code compliance.
  
  
• Electrical Systems: Inspectors ensure wiring, outlets, and circuit breakers are functioning safely and up to code.
  
  
• HVAC Systems: Heating, ventilation, and air conditioning systems are tested for efficiency and safety.
  
  
• Interior and Exterior: Windows, doors, floors, and siding are checked for defects or potential issues.
  
  
• Insulation and Ventilation: Adequate insulation and ventilation in attics and crawl spaces are verified to prevent energy loss and moisture buildup.

It’s important to understand that a standard home inspection has limitations. Certain areas or specialized concerns may require additional assessments. For example:

• Pest Infestations: Termites, rodents, or other pests require a separate inspection by a pest control specialist.  An inspector will note anything that may indicate a presence of pests, but beyond that, you will need to hire a pest control specialist to confirm any presence of pests and provide recommendations on how to mitigate them.  
  
  
• Hazardous Materials: Inspectors typically don’t test for mold, asbestos, or radon unless specifically requested.  For single family homes, townhomes, and duplexes, we highly recommend having the radon levels tested.  This may cost you an additional $140-$170, but again, will give you a peace of mind.  Radon gas is very prevalent in Summit County.
  
  
• Hot Tubs & Pools:  For an additional fee, an inspector can do a very minimal inspection of a pool & hot tub.  They may notice leaks or jets not operating properly.  If you prefer a more detailed inspection of these items, we highly recommend that you hire a specialist to do a complete inspection.

 

• Septic Systems:  Summit County regulations require that the seller of a home with a septic system have it inspected, pumped and certified.  Your agent should state this in your contract and you should also indicate that any repairs noted will be made by the seller prior to closing.  A home in either Summit County, Park County, or Lake County can not be transferred without the county's certification.

If the property has unique features or potential risks, it’s wise to hire additional specialists for a comprehensive evaluation.  Nelson Walley Real Estate can provide you with recommended specialists for any of these issues.

Selecting the right home inspector is essential for a thorough and accurate assessment. Follow these tips to find a reputable professional:

• Check Credentials: Ensure the inspector is licensed and certified by a recognized organization, such as the American Society of Home Inspectors (ASHI).
  
  
• Read Reviews: Online reviews and recommendations from friends or our agents at Nelson Walley Real Estate can provide insight into the inspector’s reputation and reliability.  We have a list of recommended inspectors on our website under Service Providers.
  
  
• Ask Questions: Inquire about their experience, areas of expertise, and what will be included in the inspection report.
  
  
• Request a Sample Report: Reviewing a sample report helps you understand the level of detail the inspector provides.

A typical home inspection lasts two to six hours, depending on the property’s size and condition. Nelson Walley Real Estate highly recommends that you be present for your home inspection if that is at all possible.  The inspector will explain all of the systems to you as well as complete their inspection.

During the inspection, the inspector will examine accessible areas and document their findings. Afterward, you’ll receive a detailed report that highlights any issues, including photos and recommendations for repairs or further evaluation.

The inspection report may seem overwhelming at first, as it often includes a long list of observations. Not every issue listed is a cause for concern. Focus on the following:

• Major Repairs: Structural damage, roof leaks, or HVAC issues may require immediate attention and significant investment.
  
  
• Safety Hazards: Electrical problems, gas leaks, high radon levels, or mold growth are critical issues that need resolution before moving in.
  
  
• Minor Repairs: Cosmetic flaws or routine maintenance tasks are less urgent and may not impact your decision to buy.

At Nelson Walley Real Estate, we like to refer to the Three S's which are Structures, Systems, and Safety.  These are the items that should be considered when evaluating a home inspection report.  If you are not purchasing a newly constructed home, you need to realize that the home may have some cosmetic issues.  It is a used home - and not everything will be perfect.

Our agents at Nelson Walley Real Estate can help you prioritize the findings and decide how to proceed with negotiations or repairs.

If the inspection reveals significant problems, you have options for addressing them before closing:

• Request Repairs: Ask the seller to fix the issues before completing the sale.
• Negotiate Price: Request a reduction in the purchase price to account for the cost of repairs.
• Seek Concessions: Ask the seller to provide credits or cover closing costs to offset the repair expenses.
• Walk Away: If the issues are too severe and the seller is unwilling to address them, you can opt to back out of the deal if your contract includes an inspection contingency.

Our agents at Nelson Walley Real Estate will guide you through the negotiation process to ensure your interests are protected.

• Be Present: Attend the inspection to gain a firsthand understanding of the property’s condition.
• Ask Questions: Use the opportunity to learn about the home’s systems and maintenance needs.
• Review Documents: Look for warranties, permits, or maintenance records provided by the seller.

A home inspection is an essential step in the buying process, offering peace of mind and protecting your investment. By understanding what the inspection covers, choosing a qualified inspector, and interpreting the findings effectively, you can make confident decisions about your purchase.

Whether it’s your first home or your dream property, taking the time to conduct a thorough home inspection ensures your investment is sound and your new home is a safe, comfortable space for years to come.

To learn more about buying a home in Summit County, CO, and to explore the best real estate options, reach out to the team at Nelson Walley. Nelson Walley Real Estate has extensive knowledge of the Summit County area and can help you find the perfect home that suits your needs. Discover the charm and beauty of Summit County and start your journey to a new home today. Contact Nelson Walley to begin your adventure in Summit County, CO.