Home Inspections of Northern Virginia

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Home Inspection Always Worth the Time, Expense

A dangerous side effect of a market as busy as this one can be a lack of rational thinking. One of the most irrational things you can do when buying a home is to skip the home inspection. But when competition for good homes is fierce, and time is short, some buyers can be tempted to take hazardous shortcuts.

The savings of a few hundred dollars and a little time can quickly result in unforeseen repair bills and tremendous headaches.

If you already understand this rule – always get an inspection before you buy – then you don't need to read the rest of this article. In case you don't understand how important an inspection is, read on.

The purpose of an inspection is to protect you and make you aware of the overall condition of the property. Competent Realtors will suggest very strongly that you have the property inspected, but it is only your fault if you ignore the suggestion. Getting an inspection is the buyer's responsibility, no one else's.

Doesn't the bank require some sort of inspection? No. Lenders in our area only require a termite inspection and an appraisal, not a home inspection. They are primarily interested in the value of the home – not your future maintenance problems. The only inspection a lender might require is that of a well or a septic tank, if the property has one.

Remember that an appraisal is an estimate of the home's value, not an inspection of its condition. Appraisers do not inspect a home for structural or material defects. Your appraisal will compare the age, overall condition, location and size of the home with similar properties to determine its value.

There have been some recent changes made by the Federal Housing Administration (FHA) regarding appraisals for FHA-backed loans. Appraisers are now required, for example, to get on the roof and evaluate its condition, just like an inspector does.

But don't misunderstand – if you are getting an FHA loan, your appraisal is not sufficient protection for you. If you want to be sure the home is in good shape, you need to have it inspected by a professional.

Even a homebuyer's warranty won't be much help. These warranties primarily cover the furnace and other major appliances, and observable problems that existed before the warranty began are not covered.

Besides getting an inspection, it is also very important that you have a clause put into the purchase contract to protect you in case of problems. Inspectors are usually called in after you and the seller have written a contract, but before settlement. You want to be sure you can get out of that contract if a significant problem is discovered by the inspector.

A "general contingency" inspection clause is your best protection. This will allow you to walk away if the inspector finds anything you don't like. Less protection is afforded by a "specific contingency" clause, because it limits your ability to walk away. Typically, a specific contingency will keep the buyer in the contract as long as the seller repairs any problems identified during the inspection.

Finally, be sure you are using a reputable inspector, a licensed Professional Engineer, for example, who is registered in the state in which you are buying your home. In addition, your Realtor-agent probably knows professionals who are good at what they do. Obviously, it is not advisable to use the seller's Realtor for a referral if you are the buyer because of potential conflict-of-interest problems.

Hiring a reputable inspector is important, because you don't have much recourse if items missed during the inspection become problems later. You will probably have to sign a waiver before the inspection, saying the inspector would not be accountable for problems he may have missed.

Most of these waivers state that the inspector can only be held liable for an amount equal to the fee paid for the inspection. Fees typically range from $200 to $500, depending on the company and the size of your prospective home.

Ronald W. Trostel, P.E.
Chief Inspector

Metro Washington, D.C. Area Phone Number: (703) 244-1063
1726 Faversham Way
Woodbridge, VA 22192-2372
United States