A good number of consumers believe that, with a home inspection, everything and anything that could be wrong with the home will be identified. If you are a home buyer assuming this is correct then you will be disappointed.
Maybe the source to blame for the unrealistic expectations that home buyers have been due to “reality” TV shows, when they rip open a wall finding improper wiring and then generally bad mouths the home inspector for not finding it. Can you imagine a home inspector walking into a home and making holes in the walls to determine whether or not there are issues hidden from view? You can be sure pretty the seller would be unnerved by this. Many consumers do not realize that the TV guy works for the homeowner and he has their permission to perform an intrusive investigation.
In reality the fact is real estate home inspections are visual, non-destructive/non-intrusive home inspections. Buyers need to understand this. Home inspectors are prohibited, by law, from even damaging a surface. So yes, there could be issues within the walls and ceilings that are not visible to the inspector and may not be discovered. These are called “latent” issues. Some latent issues can be discovered with specialized tools such as infrared thermal imaging, moisture meters, and borescopes.
Also, there are many systems in the home that are specifically excluded from the inspection. This generally includes alarm systems; surveillance systems; installed speakers and other audio/visual systems and components; intercom systems; irrigation components located below grade; window treatments; central vacuum systems; solar electrical systems; automated lighting systems; determining the presence or absence of any suspected adverse environmental condition or hazardous substance, including, but not limited to, toxins, molds and other fungi, carcinogens, electrical flux waves from high voltage wiring in close proximity to the property, radon, noise or contaminants.
|In Nevada, Home inspectors are prohibited (by law) from calculating the strength, adequacy or efficiency of any system or component. Home inspectors are prohibited from citing building code or making comments about Code compliance unless they are also licensed contractors. Home inspectors do not verify whether any applicable permits have been obtained. Home inspectors in the State of Nevada are licensed Inspectors of Structures; not Engineers. An inspector cannot tell you whether or not a particular wall can be knocked out or whether or not the installed air condition is adequately sized. |
|A proper home inspection report will not only tell you what’s wrong but will also provide you with guidance and direction for addressing the issue. Let’s say the air condition does not respond to normal operating controls, it’s not the inspector’s job to determine what’s wrong with the system. The inspector’s job is to make sure you understand that it is not responding to normal operating controls. The problem with the air condition could be a catastrophic failure or it could be an inexpensive 25 cent fuse that has failed. As a consumer it is important to understand the inspector is not an HVAC technician. To ascertain what the problem is you would call in someone who is specifically trained to evaluate and repair HVAC systems. The consumer needs to verify what services are included in the initial price and what services will cost additional money. Some inspectors charge additional money for the age of the home; for using infrared thermal imaging equipment, for establishing water to a de-winterized home, lighting pilots in furnaces, water heaters, and fireplaces. The consumer should also verify what the charge is for a re-inspection. This fee can vary from $65.00 to as much as $150.00. |
The most successful agents have a lot of experience with many of the home inspection firms in town, if not on the buying side, then on the listing side of a transaction. You need to trust in your agent’s judgement. You have trusted them enough to orchestrate what is for most people the largest purchase of their lives. You need to trust them on their recommendation for an inspector as well.
Keep in mind that whether you are interested in buying a home or selling a home, a Realtor should represent you– this person is working for your benefit and will help you navigate through the buying or selling process. We have celebrated selling both New and Resale Homes for over thirty years…..
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Thanks and make it a terrific day…………The Smith King Team