Nearly all buyers
will hire a professional home inspector to take a close look at their new home
before closing. In some areas home inspections are even done before the home
goes under contract.
Home inspections cover
numerous systems within the house, but there are a handful of hot-spots that
worry buyers the most. Don't wait for inspection day to assess the condition of
your home and make necessary home repairs. Small problems can turn into big
headaches more quickly than you might imagine, requiring a chunk of cash to fix
and perhaps lowering the home's market value.
Mold & Mildew - Mildew stains and odors scare
buyers, especially now that toxic black mold is such a hot topic. Chances are
you won't even get an acceptable offer if mold and mildew are present. Even if
the mold in your house is the normal variety--and not stachybotrys
chartarum--take care of it immediately. Kill the mold and mildew and fix the
source of the problem.
Wet Basements
& Crawlspaces - Mildew odors signal that a basement is too moist. Buyers and
inspectors will look closely at the walls and floors for patches of mildew and
signs of dampness.
The home inspector will use a meter to determine how much moisture is present
in these spaces, because moisture deteriorates building materials and attracts
insects. Cover exposed earth in basements and crawl spaces with plastic to help
keep moisture levels down.
Leaking walls in the
basement may be expensive to repair. If problems exist you can consider
lowering the price of the house upfront, with the understanding that the price
reflects an existing problem, or give the buyers an allowance to make repairs
after closing. Ask your agent or real estate attorney for advice.
The Roof &
Its Neighbors
- Deteriorated shingles or other roof coverings are one of the first things a
home buyer or home inspector notices. If the elements underneath the shingles
are moist or rotted, you can bet repairs will be requested. Fixing small leaks
immediately is a number one priority.
Clean the gutters and
make sure downspouts are positioned so that water runs away from the house.
Flashing around
the base of chimneys should be watertight. Mortar and bricks should be in good
condition.
Plumbing Problems
- Fix leaks
and clogs long before the home inspection takes place. The home inspector will
check water pressure by turning on multiple faucets and flushing toilets at the
same time. Appliances such as dishwashers and clothes washers will be tested,
too. Leaks and clogs will be apparent during these checks.
The home inspector may check the septic system. During one method dyes are
flushed down a stool. The inspector waits to see if the dye surfaces on the
drainfield, indicating a drainage problem.
Inadequate or
Inferior Electrical Systems - The electrical panel and circuit breaker configuration
should be adequate for the needs of the house. A 125 amp electrical panel works
for most homes. Individual circuits should not be overloaded.
The inspector will look
for receptacles with ground fault circuit interrupters (GFI) in bathrooms and
kitchens. These receptacles have little test-reset buttons on them. The home
inspector will likely make sure the receptacles are what they appear to be, and
not "dummies" that aren't truly wired to work.
A portion of the grounded
receptacles (with 3-pronged plugs) will be checked too.
The home inspector will be looking for safety issues, problems that exist with
the current system.
Other Systems - Heating and cooling systems
will be checked. The home inspector will make sure they work and may make
statements regarding their efficiency. The inspector will take a close look at
the structure and foundation. All appliances will be checked. The inspection
report may include details about smoke detectors.
Your Bottom Line - Do everything you can to get
the house in good condition before you list it, but don't be discouraged if the
inspection report contains negative statements. Home inspectors make note of
everything they see.
No home is perfect. The
home inspection report is not a wish-list for buyers. Read your contract
carefully--it probably states which systems should be in good working order at
closing. For instance, if the roof is older, but doesn't leak, it is in good
working order. If there's a leak, and fixing just the leak is possible, the
roof will be in good working order. Your contract may also state that you are
under no obligation to make any repairs (although the buyers can then likely
withdraw from the contract).
Don't feel you must
comply with unreasonable demands for repairs.