The INSPECTION -What to expect.

The inspection – What it should cover

The inspection is almost always visual in nature unless special arrangements are agreed to.

Detached homes ---should include--- roof, cladding, grounds, drain tile, foundation, structural, heating, electrical, plumbing, insulation and everything in between.

Exterior envelope -- vulnerabilities to water ingress and condition.

Roof -- condition of the installation, indication of leakage and from where; in some cases there could be structural damage caused by water erosion/corrosion and settling.

The suite – plumbing, electrical, heating, fireplace, ventilation, appliances, cabinetry, bath/shower enclosures, interior finishing, doors, windows and balcony, any indications of water ingress.

How long does a thorough inspection take?

What’s the rush? The longer the inspector spends in the home equals a more thorough inspection . A volume of concerns requires a more methodical and connective analysis (takes time). Generally: one home--- 2 1/2 to 3 hours --- or longer.

Do you need to attend the entire inspection or just a final walk-through?

A final walk-through will not provide you with detailed explanations or hands-on familiarity with the property. Ignorance is a fear generator. Full attendance will introduce you to the maintenance and repair requirements and provide the depth of comprehension required for you to weigh the degree of required repair, so the home’s deficiencies will be less scary. All homes have a multitude of deficiencies and defects. Most homes can be repaired – it’s just a matter of cost and time.

Cost of an inspection

Value is measured in the degree of dedicated service, buyer utility and education. Professional inspections average $275.00 to $500.00, depending on the size of a property and degree of client service. Obviously a checklist report takes less time than specific custom reporting and will be less useful, if at all.

The Inspection Report

On site---Generally a checklist is of limited value to your decision process-- it should be an investigative starting point; not the product.

Computer generated –--Generalized and generic in nature- pre-written boilerplate comments- as the term "computer generated" implies.

Comment: Both of these are rather blunt instruments for property condition disclosure, buyer comprehension and utility. - These types of inspection reports are for the convenience and efficiency of the inspector and represent a rather thin veneer of useful detail.

Same day--- (generally the inspector will compose the report on site or go to a separate location) The degree of usefulness of the report is dependent on time spent describing and explaining the findings.

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24-48 hour turnaround---Possibly the best chance the report will

reflect the condition and gravity of the findings in a user friendly

presentation. Photo with narrative or point form narrative…probably the

most useful -- easiest and compelling to read (this type of report takes

time to compose)…and is the Report format used by

HOME SWEET HOME Inspections.

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Then there are combinations of the above, but basically the value of the inspection and report is dependent on your attendance and time spent by and with your inspector.

Call your inspector if you have any questions, and, with proper delivery and review, you will be afforded the opportunity to have explained again how and what needs your attention.

The report may well be the most valuable part of the inspection.

Remember you are paying the realtors’ commissions (reflected in the sales price). The cost of a thorough inspection is a bargain. The last place you want to save money is on your inspection.

However, inspectors and service are not all equal. Inspector qualifications mean nothing if the inspector, after a 1 hour of racing through your prospective home, produces a "checklist" report .

By the way---you might pay $450 for a 3 hour turn-around inspection; (some inspectors believe the client's confidence in the inspector is bolstered by charging a high fee.) This is not always true.

What you should look for
          Detached Homes (Is there a final occupancy permit, were permits taken, and were approvals issued?)

          Knob and tube wiring (insurance companies may not insure - interim insurance premiums 'til upgrade is approved)

          Aluminum wiring (insurance companies may not insure- interim insurance)

          Minimum100amp service (insurance companies may not insure)

          Fireplaces need to be CSA approved and/or inspected by a Certified Chimney Sweep.

          Lead piping(domestic water) or POLYBUTYLENE (insurance companies will not insure- interim insurance)

           You should ask for:

                        A complete copy of the sellers disclosure.

           All evidence of permit applications and renewals.

The local Recorders Office should have copies. Be prepared, though, as the real estate agents may try to charge you for this information---information which you are entitled to review at no charge. You shouldn't have to pay for something that doesn't belong to you and which is public domain. Between the two agents, you are probably paying up to $8,000 or $12,000+ commission fee. Your agent should provide this service without complication or cost.

In light of the current climate of leaky condos where special assessments for repairs can range from $30,000 to $100,000+, you should find out all you can about the Home Owner's Association. Don't hesitate to say: “I need this info ASAP; please do whatever it takes to get this information and I do not want to hear of any charges."

You should request any information as soon as possible. The sales community is not experienced with people who ask hard questions, so delays are a common occurrence. Tell your agent or the HOA: "Put a Rush on It". (it's the jargon)

You will need information on any and all envelope repairs. Often the repair details reveal band aid solutions to a chronic problem. Sellers often try to get away with doing option "B" or "C" repairs as opposed to the optimal "A", which is usually at least twice the cost. “B” or “C” option repairs are often just stalling strategies to the inevitable option “A” repair which will be borne by new owners, and, as always, cost more the longer these repairs are delayed.

You need this information in order to make an informed decision. You must also appreciate an inspection is no guarantee. But it’s a start.

Book an appointment with your inspector as soon as you have a signed sales agreement. Your inspector will need access to the roof, mechanicals, common areas and, of course, the unit. Tell your agent the inspection may take 3 to 4 hours, perhaps longer (2 to 3 hours for condos). One never knows and you wouldn’t want a rushed job.

Take your camera and a notepad; there will be a multitude of minor details you may wish to document or questions to ask as well. Attend the entire inspection, if at all possible!

Don't be too concerned that some information is unavailable, your inspector doesn’t have x-ray eyes but can tell quite a lot from the visual investigation.