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Home inspection is an opportunity for the buyer to evaluate the physical condition of the home and to get familiar with specifics of the home.
The home inspection is ordered and paid for by the buyer. At conclusion of the inspection, the home inspector will provide a written general report about the condition of the home on the day of inspection. A general home inspector will look for safety issues, pertinent and costly improvements necessary in the near future and general maintenance nuances. In certain cases, more specific home inspections are recommended, which are detailed below.
A buyer will typically be present for the length of inspection. The inspector will point out issues and suggest a recommended course of action, as well as highlight the positives of the home. The inspector will also educate on necessary maintenance (like changing furnace filers) of the home.
In Ohio, there are several home inspections that are part of the standard real estate purchase contract. Any inspection, however can be added: a seawall inspection for a lake home, sediment and coastal erosion for Lake Erie homes, a mold inspection or even an electromagnetic or radio frequency radiation (EMF) inspection. A buyer has a right to schedule any additional inspections of their choice in the agreed upon time.
There are several different types of home inspections, see the breakdown below:
Average Cost: Average Cost: $320 – $750*
It is important to remember that a general home inspector is a jack of all trades but a master of none.
A general home inspector knows a little bit about everything and enough to know that something is not right, therefore he/she can recommend inviting a professional for further investigation.
General home inspectors will look at all components of the home, inside and outside.
Should inspector see an issue with a furnace, roof or any other major component, the inspector will recommend inviting a professional for a more detailed look.
Average Cost: Average Cost: $120 – $350*
What is Radon Gas and how the radon gas test works?
Average Cost: Average Cost: $600*
For private sewer homes, it is very important to get the septic system inspected. Septic replacement is very costly, often running into the tens of thousands of dollars. Septic system is a visual inspection, looking first and foremost at the type of system, how and what it is made of and its functionality as well as capacity. Inspections cover the required maintenance, necessary repairs or possible need for replacement. Sometimes the professionals do a fluorescent dye test and sometimes a full open pit test.
Average Cost: $160-$300*(for a more comprehensive test)
A test for presence of harmful bacteria in a private well water source. The lab tests for E Coli, coliform bacteria and others. A more comprehensive test will look for things like the presence of radon in water, pH levels, some chemicals, minerals and metals.
Average Cost: $100-$350 +*
This inspection covers well flow rate, water pressure and water output. A well can only produce so much water, and it is an important factor for a buyer of a home with private water source. Two residents may need much less water than a family of five.
During the test, all of the water is pumped out of the well and the water is studied as it is refilled.
Average Cost: $300+
Mold inspection is a separate inspection, specifically looking for mold, or testing a mold sample. Some inspections are visual and observatory, some involve collection of a home’s dust sample, and there is also 24 hour air sampling. Cost of mold inspection varies substantially depending on what type of test is performed. If a buyer is moving forward with a mold inspection, we recommend a third-party mold testing company or a building biologist that performs these types of inspections; NOT a company that also offers mitigation services.
Average Cost: $300-$500*
A separate inspection that looks specifically for wood-destroying pests and insects like termites, carpenter bees or carpenter ants; powder post beetles, and others. Most of the time, the general home inspector will point out signs of presence of these pests and will recommend a professional inspection, so a stand-alone inspection is not always necessary. With a VA loan, however, it IS a requirement and cannot be paid for by the buyer so the seller must order this inspection.
Average Cost: Cost varies based on number of surfaces. For inside and outside of home, starts at $500.
There are many variations of lead based paint inspections. The inspection is performed by a certified professional. The inspection can be a surface-by-surface investigation of possibility of lead-based paint presence on a particular surface inside or outside of the home.
It is reasonable to assume that any home built and painted prior to 1978 has potential of having lead based paint. It is very dangerous if flakes/peeling paint is swallowed or inhaled in the form of lead dust, particularly to young children. A less costly but reliable way to test for lead based paint are the 3M Lead Test Swabs sold at most home repair stores. These will confirm presence of lead based paint. These swabs will not confirm presence of lead-based paint in all instances, including when lead based paint is covered by multiple layers of other paint.
Results of home inspections are not a ‘to-do’ list for the seller, but rather a formal report for a buyer to understand what they are buying. Inspections uncover issues, concerns and recommendations regarding the home buyer is purchasing.
Once the buyer reviews the results, there are generally three options:
Once an agreement is reached and both parties continue with the contract, a contingency form is signed, releasing all inspection contingencies.
Services are provided by third party vendors and prices may vary. Cambridge Realty LLC is not responsible for information accuracy and third-party services and performance”.