So you finally found a home you'd like to buy! Woohoo! That's something to celebrate.

But before you

dash off to the closing table, don't forget one of the most important steps of the home buying process--
the home inspection. After all, a home purchase is one of the most costly and monumental leaps you
will take in life. Wouldn't it be terrible to purchase a property that has flaws hidden behind that
beautiful facade. Do not skimp on the home inspection; it is time and money well spent.
 
So let's discuss three components of the home inspection process. 1) how to feel confident in choosing a
home inspector; 2) what to expect from a home inspection; 3) what are the elements of a home that
aren't inspected, even by the most thorough home inspector?
 
The first step in choosing a great home inspector is getting recommendations from your Realtor. She will
be able to suggest several reputable home inspectors in your area. But don't feel pressured to use one
of the referrals, most importantly, choose a company you feel confident in. Along with your Realtor's
recommendations, Google can help give you many suggestions, complete with reviews and ratings. Use
these suggestions as a starting point and call and interview your top choices.
 
There are a few questions you will want to ask your home inspection candidates. A preliminary question
is how long will the inspection take. A thorough inspection on a small to midsize home will take at least
2 hours with 2 inspectors working together. If a company gives you a shorter time estimate than that,
the house might not receive a thorough inspection.
 
Another question you'll want answered is, whether or not you will you receive a written report complete
with photos and recommendations; and when can you expect the report? A typical inspection report will
be 50 to 80 pages in length and you should receive it within 8-24 hours. It should be complete with
photos, describing the main components of the home. The inspector should give you some indication of
how significant a problem is and how you might attempt to remedy any issues.
 
The most important question to ask a home inspection company is how long the company has been in
business and what experience they have in the construction industry. Some home inspectors were
previously insurance salesmen or teachers, etc.--while those are admirable professions, prior
contracting or building tradesmen have a better working knowledge and understanding of home
construction. Be informed, and you'll find a qualified inspector to help you as you move through your
inspection period.
 
Try to schedule your home inspection as early in the inspection period as possible. It is a good idea to
begin researching inspection companies, and choosing your inspector, prior to finding your home. If you
can get the inspection appointment made as soon as the contract is signed, it will allow you more time
to review the inspection report, negotiate with the seller for repairs, get quotes from contractors on
pricing, or simply digest some unexpected information about your potential future home, before your
inspection period ends.
 
Your home inspector will be looking at all major aspects of the home. He will evaluate the
HVAC system, the electrical panel, make sure the tub drains, walk on the roof, open and close windows
and a plethora of other things. He will note driveway cracks and doors missing door stops. He will note
the condition of exterior paint, soffits and fascia and water drainage. Your inspection report will be a
valuable tool for negotiations and can be used as a post-closing to-do list.
 
Be aware that If the home is older, you will also need to order a 4-point inspection. If you are living in a
coastal or other affected regions of the country, you will need to have a Wind Mitigation inspection
completed. Both of these might be required by insurance carriers. A Wood Destroying Organism (WDO)
inspection is also a prudent idea and will be required by some lenders. Additionally, there are many
other types of inspections such as mold, pool, pipe scoping and a plethora of others. The 4 point and
Wind Mitigation reports will be required by your insurance carrier in some cases, but under no
circumstances should you ever provide your full inspection report to your insurance company.
 
Now if during the home inspection. the inspector doesn't find anything noteworthy to address
concerning the condition of the house, it is still money-well-spent on peace of mind. If it turns out
you’ve picked a lemon, you'll be glad to learn that right up front. In response to the findings, you have
options: you can either walk away; buy the lemon and make lemonade; or take the opportunity to
negotiate some concessions from the seller. Typically, a home inspection will reveal several minor issues
and at times shocking revelations; however, most of these issues can be resolved through negotiations
initiated by your Realtor.
 
While a great home inspector will comb over much of the property, there are a few areas of the home
that even the most conscientious inspector will not be able to inspect. Namely what's behind the
sheetrock, the areas of inaccessibility of the attic, areas of inaccessibility in the crawlspace, the slab,
wall insulation and some of the water & drain lines (you can pay to have a separate drain line
inspection). So as you can see, even after a thorough inspection, there are still a few unknowns
regarding the condition of the house. But an inspection gives you an overall indication of the current
condition of the property; it is well worth having one done.
 
So while your having fun house-hunting, take some time to select a reputable home inspection
company. That way, when you find the right home, you'll be ready to get your home inspection
appointment made right away. Taking this step will help ensure a smooth inspection period and give you
more time to review the report and make important decisions about your potential future home.
Remember, don't panic while reviewing the home inspection report. No home is perfect! Happy house-
hunting!