What is a home inspection?
When buying a home or before putting a home on the market it is wise to get a home inspection. A home inspection is limited to what the inspector can see, and test. Unless there are large holes in the walls your inspector will be hampered in looking between the walls for possible mold. An inspector worth their salt is going to always walk the roof, check the HVAC system, test each and every electrical outlet, test the plumbing, and the appliances. After the home inspection and even sometime directly afterward the inspector will generate an opinion of condition. This is your home Inspection Report.
It is always best to take a day to review the Inspection Report, before digging your boots/heels/flip flops in the ground and prepare a list of reasonable repairs to be requested. I say reasonable, however I should say what a Defect is by definition according to the State of Indiana.
A Defect with the property under Indiana Law, "Defect" means "a condition that would have a significant adverse effect on the value of the property, that would have a significantly impair the health or safety of future occupants of the property, or that if not repaired, removed or replaced would significantly shorten or adversely affect the expected normal life of the premises."
So lets be clear, that light switch is not a major concern. If the roof rafters are falling in, we have a major concern. If we have the basement walls bulging inward, we have a major concern. If a window is missing the glass, we have a major concern. If we have a double tapped circuit breaker, we have a major concern.
Something to remember when negotiating the Inspection Response, which items need to be fixed by a licensed and bonded professional and which are a weekend warrior project. Always be sure to indicate which items on the Inspection Response need to be completed by a professional and always request the receipt at closing!
Who setups a home inspection?
You setup the home inspection to fit your schedule. We have a list of inspectors we have positive history with, you are free to choose whom ever you feel is going to be best for you. The home inspection should be ordered immediately after the seller accepts your offer. Home inspectors schedules fill up fast, if needed you might need to call off work to attend. This is a very important aspect of the purchase, you should feel comfortable with the home and the condition it is in.