You are making one of the biggest purchases of a lifetime – as a buyer it is actually your due diligence (sole responsibility) to protect yourself from making a bad decision. Not all agents are as eager as I am to point out defects, or establish reasons why you should not buy a particular house. Think of it like letting a mechanic check out your new car.

Home inspections start around $450 and are optional. However; if you are using a government issued loan program the bank's appraiser will be sure the property meets the strict guidelines for those programs. Home inspectors will make note of those things to prevent you from having any issues. You do not want the appraiser to point out repairs needed because you will have to pay them again to come and re-check after repairs have been made and then adjust their findings for the bank. All of which costs valuable time.

While your home inspector is writing their report they will also be able to educate you about your new home and suggest minor things you will want to do to help maintain or improve your property. Also what to look out for that may be a problem down the road. They are not there to provide estimates, only to call out any major repairs ($1500+) on the property.

The structural home inspection report establishes proof of the current condition of the home prior to purchase, so if any repairs are performed it is important that the report be updated by the home inspector (they may charge for this.) If something should happen to your property after you move in that may result in an insurance claim, you will have the necessary documentation to provide your insurance company. Otherwise they may deny your claim since they have no knowledge the damage was not already present prior to the start of the policy. Hiring a certified home inspector provides this benefit for you – and why it is better than using a contractor or handyman. However their opinions are always welcome especially if an estimate is required. I feel the more people looking out for you the better.

Sometimes I will advise buyers to have additional inspections performed that are outside the abilities of our Home Inspectors – or the inspector may suggest that a professional come and establish the condition or provide an estimate necessary for repairs. For example in-ground pools, chimneys, retaining walls, roofs, foundations, heating or cooling systems, electrical panels, but also things like mold and asbestos.

Mold is the most common issue we run into. It is literally everywhere, in attics, basements, garages, closets, anywhere that moisture can accumulate and allow bacteria to grow. In most circumstances we have various remedies for common household mold issues and it can be taken care of without much hassle. When there are major mold and mildew issues we will definitely let the professionals handle the situation. There is proper protocol to take when handling hazardous stuff. The same goes for any asbestos, it is very common to be found in older homes around pipes or ducts. On the exterior as siding is okay, it is actually quite efficient and considered safe.

Septic systems should always be inspected by a septic company. A proper inspection requires a vac truck to empty the contents of the tank, this cannot be adequately performed by a camera alone. There is very little a camera can do if there is an issue - and it will only result in calling a septic company anyhow. Septic inspections can run from $350-$750 or more depending upon the type and location of the system. It is always a good idea to try and use the same company that may have installed or maintained it regularly just be sure there are no significant changes. Having to replace any part of a septic system is expensive, properly maintained they can last a lifetime.

If you purchase a home with a septic system using a government loan program the lender will ask for the inspection report and the water report if the house has a well. The home inspector can send your water samples off to the laboratory for an additional fee. Septic systems and wells save on property taxes but can also be unexpected problems later down the road.