ProSafe Inspection Services

Pre-Listing Inspection

Pre-listing home inspections give both the buyer and seller up-front knowledge of potential repair costs.

Inventories in most parts of the country have been pushing historically high levels. Gone are the days of multiple offers, and buyers camping out and entering lotteries to make a home purchase. With the shifting market, buyers are increasingly more sensitive to property condition and are more than ever asking for full disclosure up front about condition and other factors that affect the value.

A pre-inspected listing makes available to the buyers a full inspection report by a qualified home inspector. The report educates the buyers on the condition of the property under consideration, and lets them know what major potential expenses might be incurred once they close on the house. Then the buyer can decide early on if they want to pursue a property, given the condition. There may be some excepted items they can live with, but others they cannot.

The same report can and should be used by the sellers to assist them in preparing property disclosure documents. It allows the seller to anticipate any objections directed toward property structure and system functions such as heating and air conditioning - objections that may have potential financial implications.

A pre-listing inspection can be available at the property for review by the buyers after viewing the property. The listing agent should also have the inspection report available for prospective buyers and their agents through an HTML link on their website.

While a pre-listing inspection will not head off every potential "deal-breaker" issue, most agree the benefits outweigh holding off on the inspection until after contract acceptance. Here are some of benefits to conducting the inspection prior to the listing.

· Identify defects and make repairs ahead of time. By identifying possible defects early on, the seller is in a position to handle repairs prior to listing, making the listing more attractive and the property more saleable. This may mean more money to the seller and a faster sale. Making repairs ahead of time will limit objections over defects during the negotiations. If the seller elects not to repair certain defects that turn up in the inspection, they can disclose the defects to potential buyers in the disclosure documents. State disclosure laws vary, and sellers should consult with their attorneys on state disclosure laws.

· Aid as a pricing tool. Having a completed inspection report from a certified inspector will help you (the seller) arrive at a realistic list price. If you find out, for example, that your HVAC system shows significant wear and tear and will need to be replaced before the next winter season, you should take that into consideration when pricing your home for sale.

· Provide a feeling of confidence to potential buyers. With a clean inspection in hand after viewing a property, potential buyers may feel more comfortable in moving ahead with an offer. When a buyer can see there are no major defects in the property to be addressed, it is easier for them to determine how much they can comfortably spend on the house. If there is a problem that needs to be addressed, they buyers can write an offer that will reflect the cost of the needed repairs, or they can ask the sellers to remedy the defect.

 

Best practices in today's buyers' markets dictate one of the best things sellers can do to facilitate a sale is to conduct a pre-listing property inspection by a certified inspector, and have it readily available for potential buyers. The more information buyers have will aid in the negotiations and hopefully result in a successful contract.

Ask your REALTOR® for the names of several licensed home inspectors in your community and check to see they are members of the American Society of Home Inspectors.

Pre-Purchase Inspection

No one should ever consider buying a property without having a home inspection done. More often than not, new home owners discover hidden flaws in the building that were cleverly camouflaged for the sale of the property, it can be very expensive and time consuming for the new owners should these flaws be serious.

 

No matter what sort of home you are looking at buying, whether old or new, do not purchase the home without having it inspected, or it could end up a costly mistake. A building inspector is specially trained to detect hidden problems that can cause you serious trouble in the future. These include structural problems as well as faulty plumbing and electrical.

 

When you buy a house you need to be sure there are no hidden defects that could cause you unnecessary expense and hardship down the track. A pre-purchase home inspection will identify such problems if any, and you will be able to make a better decision on whether you should purchase the home or not. A lot of people think that studying the house plans will do, but the building inspector will tell you that there is much more you need to know.

 

It can be very exiting when you find a home that is just what you have always wanted. But no matter how excited you are, don't rush into finalizing anything until you have had a home inspection completed. That way, you'll know whether the home you are wanting to buy is worth the investment you are about to make.

 

New Construction

Homebuyers of newly constructed homes may not be aware they may have an inspection clause included with their new home contract. Fact is, a new homebuyer can greatly benefit from using a professional home inspector during the construction and completion of their new home.

 

Many people ask; "Why does a newly constructed home need an inspection?" "Isn't a newly constructed home perfect and safe?" Some people assume that the builder and contractors are overseen by state or local government officials and that the local town or city building inspector checks the house out. This is true to some degree, however, few if any municipal inspectors spend anywhere near enough time in the home to fully check it out. Further, there could be problems with the home that are not necessarily code violations, yet have serious consequences for the new home owner. Ask any private home inspector about the deficiencies and safety issues discovered in newly constructed homes.

If the buyer of a newly constructed home takes advantage of the inspection clause, the first line of defense is the exterior wall and roof frame inspection followed by the open wall or pre-drywall / pre-insulation inspection which would be followed by the final walk through inspection. Be aware that some builders have prevented private home inspectors from inspecting newly built houses. If you are in the process of buying a new home and the builder does not allow you to bring a private home inspector on site, this poses a couple of questions; "Why won't the builder allow the home inspector on site?" What does the builder have to hide? At this point you should be thinking hard about proceeding with the purchase and you should also be consulting with your attorney.

If a home buyer has missed the opportunity to have an inspection during the construction phase and final walk through, there may be time to come in afterwards. Most new builders offer a warranty period for the new homeowner, however, there are usually many items not covered by the warranty as well as limitations on those that are.

Even if the contractor you choose for building your house is known for quality work, the one following fact should motivate every new homebuyer to have a home inspection clause written into their contract to purchase.

 

FACT: The majority of construction tasks (foundation, framing, plumbing, electrical, etc.) are usually subcontracted out to the lowest bidder, with speed, not quality being an important consideration for the builder. With many separate activities going on at the same time, it's nearly impossible for the builder/contractor to personally monitor all phases of the home construction.

 

Warranty Inspection

(also called 11 month inspection)

 

What is a warranty inspection?

A warranty inspection, also commonly called an 11 month home Inspection, is a visual evaluation of the readily and accessible areas of the home at time of Inspection. The inspection is based on the simple concept of durability and serviceability. The idea of this inspection is to outline any issues before the 1 year warranty is up by the contractor. After the 1 year period you may not have any re-course for defective issues.

 

Why should I have a warranty inspection?

Simply put, Peace of mind. This inspection could help in a number of ways even if you had a new home inspection before purchasing.

 

Can I perform my own warranty inspection?

You can or have a family member or a contractor you know perform the inspection. Be aware that plenty of issues could get overlooked. A certified home inspector should have the training and experience necessary to identify any potential problems, attended continuing education classes and inspected many homes. Even a very good contractor would be hard pressed to perform an inspection like a certified home inspector and would not likely generate an inspection report that is a complete narrative along with digital photos showing the issues/conditions.

 

How to choose a Home Inspector

Talk to several home inspectors, then pick the one you feel most comfortable with. The inspector should have construction background and be familiar with current building practices.

 

Maintenance Inspection

In the course of living in a home, many home owners often overlook, or else become accustomed to seeing, deferred maintenance issues within their own home.  Also, some maintenance issues aren't readily seen except by a trained professional and home owners often aren't even aware that they exist.

 

     While some of these maintenance issues may be minor and inconsequential, many seemingly minor issues (like deteriorated caulk around windows), may lead to more serious problems (such as wood rot within walls).  Issues like excessive moisture in a crawl space can lead to serious and costly structural damage.   And some problems, such as bad electrical wiring or deteriorated furnace vents, are safety concerns and potentially life threatening.

 

 A certified home inspector can look at your entire home with trained, critical eyes and help you become aware of all of the maintenance issues regarding your home, from top to bottom, inside and out.  A home inspector can also help you set priorities and make recommendations for repairs.

 

A typical maintenance inspection included evaluation of the following components:

 

Exterior

Roof

Electrical Service

Heating and Cooling System

Plumbing

Water Heater

Foundation/Basement/Crawl Space

Fireplaces and Chimneys

Kitchen/Bathrooms/Entire Interior space

Attic/Insulation, etc.