Why do I need a Pre-Purchase Home Inspection?

You found your dream home.  Excitement fills your body.  Your Real Estate Agent guides you on what your offer should be.  But did he or she tell you to schedule a home inspection immediately?

Unfortunately, a  large number of real estate transactions are made every month without a home inspection.  As a result, those buyers have now put themselves in a bad situation that can potentially cost them thousands of dollars.  You maybe wondering, how so?  Let’s look at one scenario that has happened.  The names will be left out for privacy reasons.

Scenario #1

After searching for weeks, a young woman (first time home buyer) finds an old home on that is for sale.  After walking through for the first, she really wants to call this home.  Her realtor advises her offer should be.  The buyer accepts.  The realtor says you can get a home inspection.  Emphasis on the word can.  The young woman purchases the home without a home inspection.  Fast forward two years later, the young woman regrets not having her home inspected.  She has woken up to bats flying around her head, while sleeping in bed. The roof has had multiple leaks, mainly around the chimney and head walls.  Squirrels have gotten into the attic and walls, several times.  The hot-water heater stopped working.  Pipes have leaked.  A basement wall needed bracing.  Needless to say, her dream home has become a nightmare some days.  She has had to put over $50,000 in renovations into her home within the first 2 years.  And in the next few years, she has to replace all 32 windows, and a garage. 

In conclusion, all of the items that have caused her headaches, would have been inspected during a home inspection.  With that home inspection report, the young woman would have been in a better spot for price negotiation.  She also would have been made aware of the fact that the home had bats. Or she could have just walked away.  Either way, a home inspection could have save her thousands.

Scenario #2

A nice gentleman hired us to perform a Pre-Purchase Home Inspection, on a 0ne-story, 2 bed, 2 bath home.  While performing the inspection, I ran the shower and tub for 10 mins (separate bathrooms).  No leaks were spotted at the source.  Then I go into the basement to look at the pipes below the shower and tub…water on the basement floor, and still coming out of the pipes.  Both shower and tub drain lines were leaking.  The realtor told our customer that this find just paid for the inspection.  Our customer was able to negotiate with the seller to have those drain lines replaced and reduced the purchase price before papers were signed.

Now let’s take a quick look at an inspection is all about.

What is a Pre-Purchase Home Inspection

Pre-Purchase home inspection is a non-invasive, visual examination of the accessible areas of a residential property that is for sale, performed for a fee, which is designed to identify defects within specific systems and components defined by the Standards of Operating Procedures that are both observed and deem material by the inspector.  The scope of the work may be modified by the client and Inspector prior to the inspection process.  

In a general sense, the Inspector will look at the exterior to make sure everything is good.  The exterior of the house needs to be sealed up. So wind, moisture, birds, bats, and other insects can’t infiltrate the home.  The site around the house, needs to be sloped away from the home. Along with making sure trees and landscaping does not touch the home.  So lets take a look at what your Inspector will inspect.

Exterior Items Inspected

Typically, a home inspector will start on the exterior first.  Here are some of the items that will be checked by your InterNACHI Certified Inspector:

  • Site Grading/Drainage
  • Chimney
  • Deck/Patio
  • Driveway/Walkways/Steps
  • Doors/Windows
  • Downspouts/Gutters
  • Overhead Garage Door
  • Siding
  • Stairs/Railings
  • Roof


Indoor Items Inspected

Then the Inspector will move indoors to look at everything he can visually see on the interior of the home.  Here’s a list of some of the items that will be checked:

  • Attic Space (if accessible)
  • Electrical System
  • Floor/Ceilings/Walls
  • HVAC Components
  • Plumbing/Toilets/Tubs/Sinks
  • Hot Water Heater
  • Lighting/Ceiling Fans
  • Carbon Monoxide Detectors
  • Smoke Alarms
  • Stairs/Railings
  • Windows/Doors

A Home Inspection is NOT:

  • Code Compliant
  • A Warranty – Some Inspectors do offer limited warranties, Paxton Inspection Services does not.
  • Style inspection

By having your dream home inspected by an InterNACHI Certified Professional Inspector, you will have a good idea of what is good about the home, and what items will need to be repaired or replaced right away, or down the road.  Big ticket items like an old roof or plumbing problems should be negotiated with the seller.

Paxton Inspections report is easy to navigate and understand what need to be repaired or replaced.  If you would like a sample report, email us now.

Call Us today to Schedule Your Pre-Purchase Home Inspection!

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