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WHY USE A HOME INSPECTOR AT ALL?
The purchase of your home is probably
the most expensive investment you will ever make. While real estate laws say that the seller must disclose all known defects
in the house, the seller cannot be accountable for defects that he/she does not know about. Don't forget that the sellers
have been living there and to them it's their castle. They don't see deficiencies because they live with them everyday. They
are usually not being deliberately dishonest. The money spent on a thorough home inspection by a certified inspector is an
investment in discovery. When the inspection is over, you will know all that is knowable about the structure and mechanicals.
If deficiencies have been found, you have the opportunity to request that they be corrected prior to closing, negotiate a
lower price or choose to ignore minor issues. Whatever you choose to do, you go into the transaction with your eyes wide open.
IMPORTANT QUOTE: "FOR PROTECTION, MAKE THE PURCHASE OFFER ON A HOME CONTINGENT UPON PASSING AN INSPECTION. THE FEW
HUNDRED DOLLARS IS A WISE INVESTMENT THAT EVERY HOME BUYER SHOULD MAKE." David Myers, Nationally Syndicated Real Estate Writer.
WHAT AREAS DO I SERVICE?
My inspections are primarily in Wayne, Oakland, Macomb and Monroe Counties. I serve
southeastern Michigan from my office in Allen Park, a downriver suburb of Detroit. Having said that, I will be happy to inspect
your proposed dwelling in northern Michigan so long as I can bring along my fly rod and make the trip truly worthwhile.
A list of the serviced communities would include, but not be limited to,
Dearborn, Dearborn Heights, Allen Park, Lincoln Park, Taylor, Southgate, Wyandotte, Riverview, Woodhaven, Brownstown, Grosse
Isle, Gibralter, New Boston, Huron Township, Belleville, Romulus and Inkster. This list is not exhaustive. Rather
than put you to sleep reading this paragraph please understand that I am available to inspect anywhere in the metro Detroit
area.
WHAT DOES A HOME INSPECTOR DO?
Basically, the home inspector takes a house apart, piece by piece, reviews
every component and every system of the home. Afterward, I reassemble the data and present you with an analysis, in writing,
of every part of your future home. The Inspection begins in the driveway. That's usually where we meet and the external examination
of the structure begins. Questions such as the type and slope of the property, how this affects the structure, drainage, placement
on the lot and which direction the the house faces are asked and answered. Then we move on to examining the roof, foundation
and framing and how these affect the home. Then, it's inside to examine the electrical, plumbing, heating, cooling and various
appliance functions.All interior rooms, decks, porches, garages, doors and windows. Finally both the basement and attic are
inspected in detail. We want to see the foundation and roof from both sides. You will learn the age and condition of the furnace,
water heater and other mechanical devices in the home. Some inspectors do not test appliances that stay with the house. I
do. My feeling is that if it is part of the sale, I will inspect it.
CAN I BE THERE DURING THE INSPECTION?
Absolutely.
In fact, I want you there. Nothing will frustrate an inspector more than spending 3 or 4 hours inspecting a home and then
having to spend another three hours on the phone explaining the inspection. I want you to see everything I see and ask lots
of questions. I'm a good communicator and can translate technical jargon into English.
HOW LONG DOES THIS TAKE?
A
thorough, professional inspection of a small home (under 2000 square feet) will take two and half to three hours, sometimes
more. Any inspector who says that he/she can do the job in 45 minutes is kidding someone. When you first talk to your inspector
to set up the appointment, ask how many inspections they do per day. Anyone doing more than three a day is not doing a complete
job. During the peak real estate season, in the summer, I will do up to three a day. I try to keep it to two. Remember, an
inspector needs daylight to do the external inspection. A roof cannot be accurately inspected with a flashlight.
IS
YOUR INSPECTOR LICENSED?
Michigan does not currently have licensure for home inspectors. It's coming, maybe even this
year, but it's not here yet. Don't be led astray by people who are "Licensed Builders". All it takes to get a builders license
is a one day course and passing a test that most high school kids can pass. It's more important to know what set of Standards
of Practice the inspector adheres to. I inspect to the standards of NAHI (National Association of Home Inspectors). Another
thing to look for is the designation of CRI (Certified Residential Inspector). The CRI is earned by taking a difficult,
proctored exam and passing it.There are other Standards such as ASHI (American Society of Home Inspectors) and other professional
organizations. The highest Standards in the industry are the NAHI Standards. I prefer to work a little harder and be more
thorough and, thereby, earn your trust and my fee.
Warning: Do not be fooled by people claiming to be "Certified" by any
means other than a proctored examination. On-line, open book exams only prove that the test taker can read.
AS A SELLER, DO I NEED AN INSPECTION?
Yes. To quote Ilyce Glink,
nationally known real estate columnist,"Buyers will not see past any of the physical problems you've learned to live with.
For the price they're paying, they want perfection--or as close to it as they can get. If you don't fix the perceived defects,
the buyer will ask that you lower the price enough to pay for someone to come in and fix things up." A small amount of money
spent in advance of listing will probably more than pay for itself in the selling price.
SPEAKING OF PRICES, WHAT
ARE MY FEES?
The inspection fee is based on several factors such as size of the property, location, what other inspections
you want done. If the house is on a crawl space there is always an upcharge--it is more dangerous for the inspector and I
will get filthy in the process, effectively ending my work day until I can get cleaned up and looking professional.
A
complete inspection of a home of up to 2,000 square feet on a basement will cost $250. From 2,000 to 3,000 square feet it
is $300. Add $100 for every 1,000 square feet or fraction thereof above 3,000.
Mold inspections are expensive due to the high lab fees and the price will
vary by the needs of the buyer.
Radon tests are $175, if done stand alone or $125 if done in conjunction
with a full inspection.
You will find inspectors who are cheaper. Ask yourself why. In this field, as in so many others,
good things aren't cheap and cheap things aren't good.
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