Home Inspections
Make sure a professional inspects your new home.
It's important to have a qualified inspector completely inspect
the home you are planning to buy. If you by-pass the inspection
and later discover that your house needs repairs, you will ultimately
spend more money in the long run.
Reasons why every property should be inspected prior to purchase:
Pre-owned houses: The older the house,
the greater the likelihood you'll find defects in its mechanical
and structural systems. Know what you are buying!
New Construction: Even a newly constructed,
never-been-lived-in home may have problems the average home owner
may not see. Having it thoroughly inspected is wise. Just because
the building is new doesn't guarantee everything is perfect. Find
out what your builder warranty covers and for how long.
Condo's/Multi-family: You need an inspection
before buying a condominium and/or any multi-family property.
Don't forget when you buy a condo, you're also buying into the
entire building or complex in which your condo is located. As
a co-owner of the entire community, you may be assessed your proportional
share of the cost for corrective work required in common areas,
such as the roof, heating system, or foundation.
In summation all properties should be inspected. Inspect detached
residences, attached residences, single-family dwellings, multifamily
dwellings, condos, co-ops, townhouses, and anything else that
has a foundation and a roof. Protect your investment by having
it inspected.
Home Inspectors Overview
A qualified professional home inspector surveys the foundation
and structure, roof, exterior, major systems (electrical, heating,
cooling and plumbing), and appliances that stay with the home.
Tour the house with the inspector, who will point out potential
trouble areas, as well as what's in good working order. If the
inspection does uncover some flaws, a seller is often willing
to make repairs, but it may depend on market conditions.
Take notes as you tour. Get the inspection report in writing.
This document will support or deny the repair contingency addendum
to your agreement.
An inspection may take a few hours and cost a few hundred dollars,
but it can save you time and headaches in the long run. Your real
estate professional can recommend a professional inspector. We
always recommend you get your own inspection with your own inspector.
Inspections in North Carolina
When you list your home with Helen Adams Realty your agent will
provide you with a copy of the offer to purchase to help familiarize
you with the home buying process. You will notice there are two
alternatives regarding inspections in the North Carolina offer
to purchase.
Alternative one gives the buyer the option to conduct various
inspections within an agreed upon time frame after the offer is
fully negotiated and agreed upon. After the completion of these
inspections the buyer and seller negotiate repairs to be made,
if necessary. Under this alternative the buyer may request repairs
of mechanical and/or structural nature, as defined in the offer
to purchase. The sellers then have the option to make the requested
repairs, attempt to negotiate the repairs or decline to make the
repairs. Should the seller decide not to make the repairs, or
attempt to negotiate the repairs, the buyer has the option to
accept the home as is, or not purchase the home and have their
earnest money returned.
Alternative two allows the buyer an option period during which
time all inspections are to be completed. The time allowed and
fee paid for this option are determined by the buyer and seller.
At the end of this period the buyer decides to purchase or not
purchase your home based on the results of the inspections. Should
the buyer decide to purchase your home the transaction proceeds
as normal and the option fee is deducted from the amount the buyer
is required to bring to closing. Should the buyer decide not to
purchase the home the seller retains the option fee. During the
option period, the home will continue to be shown and marketed.
Structural and Mechanical Inspection
This is the most common inspection requested by the buyer. This
inspection determines if the major mechanical and structural components
of your home are performing their intended functions. This inspection
should be performed by a professional, licensed inspector. It
is recommended that the inspections take place as soon as possible
in order to negotiate repairs early in the process.
A typical inspection will take two or more hours to complete.
It includes roof, basement, plumbing, electrical systems and overall
structural soundness. A detailed report is delivered to their
buyer and their agent. From this report buyer and seller determine
which repairs, if any will be made. The inspection also serves
as an educational process, helping the buyer become familiar with
their new home.
Radon Inspection
Radon is potentially cancer causing. Radioactive gas found in
the earth's rock and soil. You cannot see radon, nor can you smell
or taste it. It typically migrates through the ground to the air
above and into your home through the following: cracks in concrete,
suspended floors, gaps around pipes, cavities inside walls, or
the water supply if you have a well. Nearly one out of fifteen
homes in the United States is estimated to have elevated radon
levels. Although radon is more common in some areas, any home
may be at risk. The only way to know for sure is to test. A monitoring
device is put in place. It is important during the test period
to keep all windows and doors closed except for normal exit and
entry. If the test reveals a radon level of 4 pico curies per
liter or more (EPA standard) a second test will usually be conducted.
If the level remains elevated, it will be necessary to take corrective
measures. The type of remediation will depend on the design of
the home and the cause of the problem.
Wood Destroying Pest Inspection
A Wood Destroying Pest Insect Infestation Inspection is another
of the commonly requested reports ordered by the buyer. It is
frequently referred to as a termite inspection. The subterranean
termite is the number one wood destroying pest in the U.S. and
common to this area. Therefore the inspection is usually required
by the lender and strongly recommended if not required. Additionally,
this inspection also identifies the presence of certain types
of beetles, carpenter ants and wood rot. All of these left unchecked
can cause extensive structural damage. If an active infestation
is discovered you will be responsible for having it treated. If
any damage is discovered from either a past or current active
infestation, the lender will most likely require further investigation
by a licensed contractor or structural engineer. This is to determine
if the damage has compromised the structural integrity of the
house. This cost is usually borne by the seller.
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