|
|
Having a new or existing home inspected before purchase is almost standard practice in today's real estate market. Aside from revealing costly defects, a pre-purchase inspection helps educate buyers on a home's features and systems.
Buyers of older properties have many more concerns than if they were purchasing a structure with newer components. An additional challenge is finding an inspector with the experience needed to understand the original structure and to offer insight into the changes that have occurred to the home over time.
Here are the top concerns voiced by potential purchasers of older homes:
- Remaining service life of major systems. (e.g., old wiring, pipes, roofing materials)
- Presence of building materials no longer in use due to health concerns.
- Undersized electric service for today's needs.
- High heating costs from inefficient heating systems and uninsulated spaces.
- Damage to the structure from alterations, age, weather or insects.
Step 1: Finding a certified inspector
The first step to finding a qualified inspector is to look for a certified member of the American Society of Home Inspectors. Members of ASHI are independent professional home inspectors who have met rigorous technical and experience requirements. To become an ASHI member, an inspector must pass two written technical exams, have performed a minimum of 250 professional fee-paid home inspections, and maintained his or her candidate status for no less than six months.
ASHI members are required to follow the society's "Code of Ethics," and to obtain continuing education credits in order to keep current with the latest in building technology, materials, and professional skills.
A word of caution: People advertising that they "perform inspections to ASHI standards" are not necessarily certified members. Be sure to check for their ASHI certified member number. Local chapters of ASHI should have a list available of qualified inspectors in your area.
Step 2: Inspect your inspector
Once you've found some certified ASHI inspectors who work in your geographical area, you need to interview candidates for the job of inspecting your house. Experience in restoring historic properties or active involvement with an historic site or district can be an indication of an inspector's concern and respect for old buildings.
At a minimum, you should:
- Interview each inspector for their experience with old buildings.
- Ask for a partial list of old properties inspected.
- Ask for references from homeowners or real estate agents who are familiar with the inspector's work.
- Ask for a sample of a report prepared for a previous buyer of an old building.
- Consider insurance coverage. Many states do not require that home inspectors be insured, but home buyers may be more comfortable hiring a firm that carries general liability and errors and omissions insurance.
Step 3: Set the terms of the inspection
The inspection report should not just be a checklist, but a narrative report detailing the condition of each component and recommendations for repair or improvement of any defects.
Part of the inspection should include an on-site evaluation of the property by you and the inspector. This will allow you to see deficiencies first-hand, to get recommendations for improvements and to ask about the systems of the home. Future maintenance needs and life expectancies of major systems should also be included.
An experienced and caring inspector should also be able to point out the positive features of an historic house. The inspector's job is not to talk you out of buying an historic property, but to provide you with the facts you need to make an informed purchase.
