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!