Inspection Checklist

A home buyer does not close escrow without hearing about the need for a home inspection. But what does a home inspection report disclose? Home buyers are often clueless about home construction and its components, and have difficulty deciphering home inspection reports.

Home Inspection Checklist Comparisons

All home inspections are different and can vary dramatically from state to state, as well as across counties and cities. Much depends on the home inspector and which association, if any, to which the home inspector belongs. Always look to see if the inspector is either ASHI certified or CREIA certified. These are high industry standards for the inspector and on going classes to stay up on occurring problems and recalls.

The items the inspector normally is checking is:

· Structural Elements.
Construction of walls, ceilings, floors, roof and foundation.

· Exterior Evaluation.
Wall covering, landscaping, grading, elevation, drainage, driveways, fences, sidewalks, fascia, trim, doors, windows, lights and exterior receptacles.

· Roof and Attic.
Framing, ventilation, type of roof construction, flashing and gutters. It does not include a guarantee of roof condition so if needed, the inspector will refer to a roofing contractor.

· Plumbing.
Identification of pipe materials used for potable, drain, waste and vent pipes. including condition. Toilets, showers, sinks, faucets and traps.

· Systems and Components.
Water heaters, furnaces, air conditioning, duct work, chimney, fireplace and sprinklers. If concerns are noted in the chimney or fireplace, the inspector will refer to a chimney inspector.

· Electrical.
Main panel, circuit breakers, types of wiring, grounding, exhaust fans, receptacles, and light fixtures.

· Appliances.
Dishwasher, range and oven, built-in microwaves, garbage disposal and, yes, even smoke detectors.

· Garage.
Slab, walls, ceiling, vents, entry, firewall, garage door, openers, lights, receptacles, exterior, windows and roof.

  • The Home Inspection does not include asbestos, wood-destroying organisms, mold, rodents, lead, septic, sewage lines, wells, or property lines. Look carefully through the report with your realtor to see if they have recommended further inspection from other professionals. As the Home Inspection will alert you to concerns, many areas are beyond their scope. Many items in the inspections will be general maintainence or suggested upgrades. Health and Safety issues, roof repair/replacement, foundation deficiencies & moisture / drainage issues so be looked at carefully. Whether the Seller is repairing any of these items or the buyer is taking the home subject to these items, the costs should be discovered and the severity of the issue disclosed.

WOOD DESTROYING PEST INSPECTION

 

Pest inspections are conducted by individuals licensed to perform inspections of building structures to determine damage or possibility of damage from insects, bugs, termites or dry rot conditions. Pest inspections cover accessible areas of the home only and under the house providing there is a crawl space and in the attic spaces, as long as access is available. Some companies will note rodents and will bid control solutions or refer another agency. Some inspectors will actually bid any dry rot condition for repair along with pest elimination.

Whole house fumigation treatments involve a tent that enshrouds the house. It is filled will a toxic gas, or it can be filled with hot air to heat the house until the timbers reach 120 degrees (F). This treatment eliminates the active termites in the home. Wood destroying beetle treatments require at least double the gas and are usually at least twice the cost. Spot control can be applied to active infestations. However, they do not treat infestations in other parts of the house. Even if there is no outward sign of a secondary infestation, it may exist and if left untreated, can result in structural damage. The colonies living underground, subterranean termites, must be dealt with separately. Typically a toxin is injected into the ground to shield your home from the termites.

 

Septic Inspections

 

Many of rural areas and unincorporated areas of the county have septic systems instead of sewer. These systems need to be inspected and certified as part of the buying process. There are conforming systems which consist of a tank and a leach line but we also have many advanced systems where areas are problematic. High ground water, small parcels that have been over saturated, and parcels near creeks are the usual candidates for these systems. This website, Inspecting, Testing, & Maintaining & Designing Residential Septic Systems - Septic Systems Online Book is great for detailed information on septic systems.

 

Well Inspections


Water tapped by a private well is often of the highest quality. When buying a home with a private well, your home inspection should include a well system check up to ensure the well is in good working order and the quality of the water produced meets health standards. The County of Santa Cruz has specific guidelines for installing and maintaining wells.

Prior to the inspection, you should obtain your well’s log or record, which contains information on the history of the well and the ground surrounding it. Contractors must file well logs with their respective states upon completion of all new wells. However, well owners should also own a copy in case the well needs to be serviced at any time.

Your well water inspection should include:

  • A flow test to determine system output pressure and general water quality (odor, cloudiness, etc.).
  • A test of your water for coliform bacteria and nitrates, iron, manganese, water hardness, sulfides and anything else of concern in your area that could pose problems with your plumbing, staining, water appearance, and odor.
  • A concise, clear, report explaining results for your well that include laboratory and other test results

Mold Inspections

 

If your Home Inspection indicates a suspicious mold growth, they may indicated that a Mold Inspection should be ordered. These are usually fairly pricey, in the neighborhood of $500 but if you think this is a dangerous type of mold it is a good idea. Here is a website on the types of mold and inspections as well as how to handle remediation of the mold.

 

There are of course many more inspections that you can obtain but these are the main inspections completed for the purchase of a home. These inspections should then refer you to others if they feel the home indicates further issues. None of these inspections will tell you the correct property lines. If the sellers has not completed a survey themselves or been delivered one by the previous owners, the sellers can only tell where they think the property lines are. If you want to put up fences, intend to add on to the home or have any reason to be concerned with the property lines, you should obtain a survey before close. The Statewide Buyer and Seller Advisory is a disclosure that most agents in our area use at the time of writing the purchase contract. It lists possible inspections, what they inspect, so that you are fully aware of what your rights are in discovery of the condition of your future home. Remember to ask your agent for a sample copy so that you can review your options for inspections.