What to Expect When You Inspect: Top 6 Home Inspection Questions Answered

Home inspections done by a thorough, knowledgeable inspector can be an essential educational component of purchasing a home and protect buyers against many - not all - unexpected issues that might come up. In Massachusetts, much of our housing inventory is made up of older homes so bringing in an expert who is familiar with how things were built during different decades, how they age and the nature of our climate's effect on a house can provide a wealth of information. We often get questions from both buyers and sellers about what to expect during a home inspection:

• What do inspectors look for? A home inspector should assess the structural integrity of the home, evaluate major systems and check for health and safety issues. Not every problem is readily observable so they can't catch everything but a good inspector will spend plenty of time in the basement if there is one, walking the perimeter of the house, and investigating the attic. They'll look for things like signs of leaks or water damage, abnormal settling or supports, unsafe wiring, or incorrect plumbing work. They should test heating and cooling systems (depending on what the season will allow for), outlets and major appliances. Most inspectors will evaluate the roof using binoculars. They'll also point out hazards like missing handrails.
• How long should it take? Each inspector has their own process and the time it takes will depend somewhat on how many questions you have but in general a 2000 square foot house should take about 2 hours to inspect. Sellers should make sure there's clear access to systems and expect that the thermostat will be adjusted, dishwasher turned on etc.
• Are there any add-ons to consider? Most home inspectors will offer or outsource additional services like radon testing or a sewer line inspection and some might suggest bringing in specialists like electricians or contractors to further evaluate areas of major concern after the inspection.
• Can buyers use the inspection to further negotiate the purchase price? Buyers should never make an offer higher than they're comfortable with based on the expectation that the home inspection will be an opportunity to bring the price down. However if there are major structural, mechanical or safety issues noted, a buyer may be able to negotiate repair or a credit towards repairs or choose to walk away from the purchase if they aren't comfortable with what will or won't be done. 
• How should the report be used? Good inspectors take lots of pictures and make plenty of notes and then compile this information into a report provided to the buyers. This report is an excellent resource with information that will be useful in obtaining a homeowner's insurance policy, scheduling maintenance and addressing concerns that come up in the future. It's also a helpful reference in working out how any repairs should be addressed and obtaining estimates.
• Is there a warranty that comes with a home inspection? No. The inspector can only inspect what they can see and access and most homes need periodic repairs that can't necessarily be predicted at the time of a home inspection. Having an inspection can, however, provide a great deal information on what issues might be likely to come up in the short or long term and therefore offer a lot of peace of mind when committing to a large purchase.

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