Six Home Inspection Myths
by Frank G. Ross

Buying a home can be a nerve-wracking process.  There are a multitude of details requiring a buyer’s attention.  Having a clear picture of the condition of the home to be purchased helps a buyer make educated decisions.  According to the Department of Housing and Urban Development a home inspection is an evaluation of a home’s condition by a trained expert. During a home inspection, a qualified inspector takes an in-depth and impartial look at the property you plan to buy.

Even with all the apparent advantages to having an independent and experienced set of eyes look over a homebuyer’s potential new home, a lot of people still choose to forego the home inspection.  Many times this choice is based on a misconception.  Following are six common myths regarding home inspection.

Myth 1: Home inspectors are all alike.

Truth: Just because someone professes to be an inspector - even a certified inspector - doesn't mean he or she is qualified. Utah is on the list of states that do not require home inspectors to be licensed. Take care when choosing an inspector.  Ask about the person's credentials and be sure you trust not just the certification but the certifying body. Find out if your potential inspector is a member of a national professional organization for home inspectors.  The three largest are the Ameri­can Society of Home Inspectors (ASHI online at www.ashi.org), the National Association of Home Inspectors (NAHI online at www.nahi.org) and the National Association of Certified Home Inspectors (NACHI online at www.nachi.org).  Another good standard for finding a home inspector is to ask him or her how many inspections they perform in a year. At least 200 inspections would indicate a reasonable level of experience.  Another method for locating a reputable inspector is to ask for a referral from either your real estate agent or recent homebuyers.

Myth 2: The inspection report functions as a to-do list of repairs for the seller to complete before the sale can proceed.

Truth: The buyer can choose to use the inspection as a repair list, or as a negotiation tool to move the deal forward.  In most cases the report provides the buyer with specific information on which to make decisions such as whether or not to insist that the seller repair the leaky roof or whether or not to request that the price of the home be reduced to compensate for the leaky roof.  At times we also do pre-listing inspections where our client is the seller.  In this situation the report is more likely to be used as a repair list.  A seller could also obtain estimates for deficiencies noted in the report but not have the work done.  This information would be useful during negotiation with a buyer.

Myth 3: Inspectors prefer to work alone without buyers or sellers to get in their way.

Truth: It’s common for us to work with out-of-town clients, but attending the inspection a great way to learn how to operate systems in the home and under­stand its condition. It also gives buyers an opportunity to ask questions of the inspector and the seller.  The average inspection is about 3 hours and many people can’t manage to spare such a large block of time during working hours. However, if it is possible for buyers to attend even the last half hour of the inspection, it will be to their advantage.

Myth 4: There is no point to getting a home inspected if it's being sold "as is."

Truth: An inspection is ideal for a home sold "as is" so that the buyer knows exactly what "as is" means. “As is” implies that the home isn’t free of defects, only that any defects are to be left unrepaired. The inspection report will draw a clear picture of the condition of the home minimizing surprises after closing.

Myth 5: A termite inspection as required by the lender is all that is needed.

Truth: The scope of a home inspection covers more than just looking for termites. For example, as your home inspector I will check the roof, the foundation, the structural system, the plumbing and electrical systems, the heating and cooling system, as well as the attic and crawlspace. If the inspection reveals potential termite problems-or other issues that are dealt with by specialists, such as chimney or structural problems- I will recommend further evaluation by a qualified inspector.

Myth 6: Newly built homes don't need to have an inspection.

Truth: Skipping the inspection on a newly built home could be one of the costliest myths of all. A recent Con­sumer Reports investigation found 15 percent of new homes sold had serious defects, and studies suggest things are getting worse. Personally, I have found patio doors with cracked glass, a granite bar top not properly supported, the stucco weep screed (intended to drain moisture from the wall system) covered with soil, and one home with several of the windows installed inside out.  In another home, the installer had left the instruction manual on the burners inside the furnace. Another home which was a year old, but had never been lived in had air conditioning units on site that had never been connected.

It’s a rare house, even a newly built one, which is free of defects.  A home inspector uses his knowledge and experience on behalf of his clients when he examines a home for them.  The resulting report becomes a valuable tool, containing a collection of facts upon which to base well-informed decisions.  It can also provide a measure of peace of mind to home buyers when the true state of the house is known.  And when the deal is done, the report remains valuable to new homeowners as a maintenance checklist or resource on the home’s systems and features.