Buying a home? A good home inspector can be priceless
November 08, 2008
By Paul Nelson
Buying a home? A good home inspector can be priceless
A good inspector can be an invaluable ally in your search for the right property
While granite countertops and hot tubs are nice amenities, the plumbing below them may be faulty and expensive to fix.
For most people in the market to buy a house, a knowledgeable licensed home inspector can be your best ally to help uncover hidden and potentially fatal flaws that could quickly turn your dream home into a nightmare.
Housing and real estate experts say it makes all the sense in the world for prospective home buyers to pay for an inspection and be there when it's being done.
"It's such a huge investment, why wouldn't you want to spend some money and make sure you aren't getting a money pit?' said Martha Oertel, a certified housing counselor for Better Neighborhoods Inc. of Schenectady. "You can gain a lot of knowledge by being there with the home inspector."
Those who enter the home inspection field usually have a background as a home professional — such as a contractor, plumber or electrician — or are good all-around handymen.
In New York state, a person must be licensed to conduct home inspections and need to complete continuing education courses, according to the state Division of Licensing Services. Most inspectors belong to one or more professional organizations.
Buyers should steer clear of inspectors who offer to repair any problems they find. Not only is it unethical, it's a conflict of interest, said Allen Tanner, who owns Capital District Home Inspectors of Saratoga Springs.
Buyers should also consider tests for pests and radon, both of which are usually separate costs.
Lorrian Gagne, principal broker for a one-stop real estate agency based in Schenectady, said potential buyers are typically most concerned with the condition of the roof and furnace. She said buyers should choose an inspector with a background as a contractor who has at least five years of experience so they understand the mechanical and heating systems.
Inspections usually last from 90 minutes to a few hours.
During that time, the inspector should check the roof, siding, drainage, chimney, heating, plumbing and electrical work, and a whole host of other major items for any signs of trouble. When it's over, he or she should provide the buyer with a detailed inspection report outlining what they've found.
The buyer can choose to walk away from the deal or renegotiate the price if the inspector finds a single item that costs $1,500 or more to repair. Wynn Englisbe of Englisbe Associates in Slingerlands has 22 years of experience as an inspector.
"It brings some order to the negotiations," he said of the regional real estate rule.
Buyers should be especially wary of problems related to the foundation, roof, any improperly and illegal additions, and any water/moisture issues. Conversely, things like rotted doors and windows, plumbing leaks and minor electrical problems are usually inexpensive to repair.
Stephen Selig, a licensed home inspector, said "everything about owning a home is about managing water." He owns CMI of Clifton Park, formerly know as the Home Team Inspections
He said plumbing leaks and drainage issues can create long-term structural and indoor air quality problems, and can be costly to remediate. For example, foundation problems can be a money drain.
Oertel, the housing counselor, said that before choosing an inspector, you should get three referrals and call to find out what they charge and if they provide a written inspection report.
Paul Nelson can be reached at 454-5347 or by e-mail at pnelson@timesunion.com.
The cost
Structural tests: $350 to $500
Radon: $90 to $225
Pests: $95 to $125
Source: Lorrian Gagne, principal broker for United Business Services in Schenectady
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