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Home Inspections
Question: We are considering buying a home in a rural area. Should I have the home checked for radon and termites and the well water tested before proceeding? Is there anything else we should be cautious of when buying a home in the country?Answer: Whether buying a home in the city or in a rural area, I suggest you always have a full home inspection performed, including termite and radon testing. You may also want to consider testing for mold and having a septic dye test performed. There are many different tests that can be performed to check the water quality and pressure. Common water tests screen for bacteria, lead, nitrites and nitrates. If the home was built before 1978, you could also have it checked for lead based paint.
If the home inspection raises any serious issues or if you have a specific concern, you should have a professional in that field do another inspection.
I would also recommend that you have a survey of the property performed. This will identify any encroachments and allow you to view the exact property lines. A mortgage survey will only give you a map of the property, whereas a staked survey will set actual markers on the land.
Depending on your immediate or future plans for the property, you may want to check into the current zoning and allowed uses. Some counties have strict zoning ordinances stating exactly what can be done with the home and land while others do not have any ordinances for rural properties.
I always tell my clients that a home is the most expensive purchase you will ever make. Spend the extra money to get inspections so you know exactly what you are buying. Good luck to you!
Leslie Cooper Pyle
RE/MAX Real Estate Associates
Question: We need to have our home inspected, but are concerned about the winter weather and snow on the roof causing problems. Is it possible to get a good inspection during the winter months, or should we try to delay until spring?
Answer: Yes, you can get a good inspection in the winter—from an experienced inspector. You should always have a home inspected prior to closing. This will help you understand the condition of the house you are buying and place yourself in a better negotiating position. So, if waiting for spring means losing the house you want, have the inspection in the winter.
Working closely with your REALTOR® and inspector, the inspection may be scheduled before a snow or soon after it melts; if not, schedule the inspection at your convenience. An inspection during the winter can help the inspector evaluate the heating system, the home's insulation and other issues.
Snow can cause a few obstacles for inspectors. The depth of snow can affect the inspector's ability to inspect the roof. A light dusting may not impact the inspection at all, but more than a quarter inch will prevent a direct view of the roof. Ice and snow will also prevent the inspector from walking on the roof, and drifting snow may also obstruct observation of the grading around the house, the a/c compressor and other exterior components.
A professional inspection starts at arrival. The inspector will observe the house and landscaping from the road, noting any problems that require closer examination. This initial observation may show conditions such as roof sag or chimney lean even with a moderate amount of snow.
The inspector will climb their ladder to the roof edge if walking on the roof is not possible. While there, the inspector will determine the number of shingle layers and, after brushing off as much snow within reach, judge the condition of the shingles. Typically an inspector will inspect the roof edge in at least two places. The inspector will also look at the roof from the ground all around the house, possibly with binoculars, for any reportable defects. The inspector will also try to observe first floor roofing from second floor windows.
Eventually the inspector will go into the attic, if possible, and inspect the underside of the roof. This attic view can show any current or previous water stains, broken or sagging boards or rafters, vermin or vermin entry, or debris in the attic. The inspector will also look for the number of roof vents, mold-like discolorations, insufficient insulation and moisture. These could all be indicators of roof problems.
If required, the inspector may come back to the house after the snow is gone and re-inspect the roof. If the inspector sees anything reportable at that time, they can submit a report amendment to their client and their client's REALTOR®. Your REALTOR® can then determine whether further action is required.
Your REALTOR® will be able to advise you on time frames regarding inspection responses and closing dates. Also remember that real estate sales are slightly slower in the winter—this may allow you more flexibility to schedule the inspection.
Bill Koehnlein
B.K. Home Inspections
Question: We are building our first home, and our builder does not offer the option of a pre-drywall inspection, but a friend suggested we get one done independently. What exactly does this inspection cover? Is it a must-have?
Answer: An independent inspection is always a great idea; the inspector is there to protect your interests. An experienced inspector may save you money and ensure there are fewer problems with the home. A knowledgeable home inspector actually helps the builder deliver a home with fewer problems and fewer callbacks. This leads to higher customer satisfaction for the builder.
There are three main phases of the new home construction process, laying the foundation, the framing, and then drywall and finishing. A pre-drywall inspection is a very critical inspection for the health, safety, construction, appearance and operation of the home.
The inspector will look for a variety of safety issues. They may include, but are not limited to; drywall nail plates, fire caulk, suitable egress from below ground living areas, proper installation of pipes, wiring and heating ducts and smoke alarms. Health issues may include proper bathroom ventilation, drainage in and around the home, foundation venting, attic venting, wood rot and existing mold. Construction issues range from main beam size and location, size and span of joists and rafters, attic access, corner bracing, sill plate attachment, joists and joist hanger installation, etc.
Appearance issues may range from bowed studs, chipped or cracked window frames, sloped floors and out of plumb walls or door frames. Operational issues revolve around how well components and the house performs. One example would be windows that may bind or not stay open. All these problems and more could be identified during a pre-drywall inspection and should be corrected prior to the installation of drywall, carpet, cabinets, appliances and paint. Fixing many of these items after the home is completed might damage the interior finish of the home or a major delay completing the home.
Once the inspector has completed their work, they need to present the information in a systematic, legible and understandable manner. Usually the information is presented on an annotated checklist. Another helpful device experienced inspectors use is to tag the problem areas with magic marker. The inspector should also take the time to explain the findings to the client. The client then can feel confident working with the builder to resolve any problem areas. The inspector should also be free for questions at the inspection as well as be available, within reason, to answer questions at a later time.
As with any project, only qualified and experienced professionals should be employed. All inspectors in Indiana must be licensed to perform home inspections. Ask your REALTOR®, friends or coworkers for referrals. Ask the inspector for their qualifications, like years experience, training, education and prior work experiences. This, like the final inspection, is not the time to select an inspector on price only. Your home is too important, too big of an investment and too much of your life to not hire a trained competent inspector.
Bill Koehnlein
B.K. Home Inspections
Question: We are getting ready to close on our first home next month. What should we look for in the final walk-through of our home? Should we bring anyone with us?
Answer: When doing a final walk-through, buyers should look to see if everything is in the same condition as when they viewed the property originally, and that any repairs requested in the home inspection response were completed. It is usual for the buyers' REALTOR® to accompany them to field any questions they might have.
If possession is day of closing, the walk-through also ensures that the home is empty and that all trash and debris have been removed. The condition of the home must be favorable before the buyer moves in, to make sure they are content closing with the sellers.
Anne Elsbury
Century 21 Realty Group Elsbury
Question: We are considering buying a home in a rural area. Should I have the home checked for radon and termites and the well water tested before proceeding?
Answer: I highly recommend having any home inspected prior to purchase. In a rural setting, you should consider testing the well water for bacteria, nitrates, nitrites, and lead. Since you will probably have a private septic system rather than municipal sewer, you should also consider having the septic checked out.
Radon and wood-destroying insects such as termites can be present anywhere, so checking for both is advisable.
Be sure to consult your REALTOR® and mortgage company before setting up the inspections; there may be some inspection elements required for your mortgage as well.
Kathy Hall
Century 21 Realty Group Elsbury
