Home inspection. We are currently in debate about whether or not to have a home inspection since we know the

Asked by April-j, Powderhorn neighborhood, minneapolis, mn Mon Jul 7, 2008

property we want is going to need tons of work and we are aware of the major problems. We will already be having an FHA appraisal done and the seller has agreed to do a well and septic inspection.

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Don Tepper, Agent, Burke, VA
Mon Jul 7, 2008
I agree with the others: You need a home inspection. And, based on the home inspection, you may want to get a specialist, such as a structural engineer, to examine specific systems or elements.

You THINK you are aware of the major problems. And I'm sure you are aware of some of them. But it's really surprising what might be wrong that you wouldn't notice. Everything from a little pile of sawdust (carpenter ants) to moist walls that can only be detected with a moisture measuring device. Or aluminum wiring (not a deal killer, but something you should be aware of). Or a load-bearing wall that was removed during a rehab. (I've seen that one, too.) Or an improperly vented furnace. Or a chimney with a cracked liner. That's just a few things that quickly come to mind. There are many others.

Please get a home inspection.

Good luck.
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Joetta Fort, , Arvada, CO
Mon Jul 7, 2008
Here in Colorado, when it comes to the big issues, the inspector usually recommends that a professional is consulted.

For example, a roof that appears to be near or at its end of life - inspector would likely recommend a certification be obtained, which requires a licensed roofer to determine whether there is a certain number of years that can be expected before the roof fails. I've never seen a roof that could be certified if the inspector recommended it. In other words, if the roof looks questionable to the inspector, it turns out that the roof needs repair or replacement.

I always advise my buyers to require the seller to obtain this certification, at the seller's cost. If that's not possible, the buyer should get estimates for roof repair or replacement before the inspection period ends, in case they feel further negotiation is justified.

The same process is followed for the furnace, structural issues, etc.

You need a knowledgeable inspector who won't miss important issues, and who won't create mountains out of molehills. Your agent may have some to recommend, but you can also find them on your own. Ask them about certifications, experience, referrals, etc.
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Jeanne Feeni…, Agent, Basking Ridge, NJ
Mon Jul 7, 2008
Hi April-j, Agree with all that have written before - strongly urge you to retain the right to conduct an inspection and then to carry through with a licensed inspector. The inspection contingency allows you time to conduct the inspection(s) at your expense generally, to ask the seller for responses to major issues and, and this is the most important part, get out of the deal if you cannot reach an acceptable resolution. Eyes wide open is the best way to proceed.

Jeannie Feenick
Weichert Realtors
Search and connect at http://www.feenick.com
Web Reference:  http://www.feenick.com
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Laura Karamb…, Agent, Downers Grove, IL
Mon Jul 7, 2008

I always recommend that my clients have a home inspection. I feel that it is the best money one can spend when buying a home. You are purchasing ONE if not THE biggest investment in your life and it's better to be safe than sorry. The inspection may reveal some problems that may have been overlooked when you wrote your contract. If there is an inspection clause in your purchase contract, you are also protecting yourself & your earnest money if there is a major problem that the seller will not repair or give a credit for.
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Other/Just L…, , Fleming Fitch Grant, Holly Hill, FL
Mon Jul 7, 2008
Lending answer:

1.) An FHA appraisal will not discover the issues that a home inspection might find. Appraisers are not engineers, contractors, or home inspectors. FHA has property standards that are more stringent than conventional loans, but an FHA appraisal does not replace a home inspection

2.) Home inspectors are licensed, insured, and in many states required to carry a bond. If a home inspector misses a critical item that is discovered after your closing, you will have recourse to the inspector's insurance policy and/or bond. An appraisal provides no such inspection; in fact, the appraiser works for the lender not you.

Home inspections are not required for loan approval... but HUD, your state's consumer protection agency, and non-profit home counselors all strongly urge home buyers to buy a home inspection from a licensed, certified home inspector - ESPECIALLY if you know the property has problems! Once you close, you own the house AND the problems.

Don't skimp. It's a wise expense to make.
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Dallas Texas, Agent, Dallas, TN
Mon Jul 7, 2008
It well worth the $300 - or + amazing what else can come out of inspection. http://www.lynn911.com
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