The Inside Outside Guys: Home inspections
Every building needs one, even new ones. Years ago, a friend called the Inside Guy.
It seems his daughter and son-in-law, a professional athlete assigned out of state, had commissioned the construction of a new home here in the Metro Detroit area and were about to close on the completed project.
He asked for an examination on behalf of the absentee owners to assure it had been built to specification and code.
A subsequent inspection of the property uncovered several minor and easily corrected issues and one potential problem the owners may likely have never discovered.
The house included a large, steep-pitched roof with many offsets. As we have heard Mike Kearns from Kearns Brothers Roofing in Livonia say many times, proper attic ventilation is critical to the life of the roof system.
Improperly placed intake and exhaust vents in a roof with many offsets can render ventilation ineffective and this roof was a prime example. The potential issues over time from this could have represented many thousands of dollars in damages.
But a timely inspection uncovered the misstep before any problems could arise.
Pre-purchase home inspections gained a lot of attention when real estate professionals began to advise home buyers to seek an un-biased and professional opinion of the property.
This was driven by good business practice as well as the emergence of liability concerns that included everything from safety and code issues to the use of building products containing lead, asbestos, urea formaldehyde foam insulation, and others.
The Guys suggest pre-purchase and even pre-sale inspections with one strong caveat; hire an experienced and qualified inspector.
Prepare a written list of questions and concerns and ask the inspector if you can observe them during the process.
Michigan does not license home inspectors. Note the distinction between code enforcement officials who require training and work for jurisdictions, and independent property inspectors.
A professional inspector will typically belong to a recognized national group like the American Society of Home Inspectors, ASHI, or the National Association of Certified Home Inspectors, NACHI. They may also have a certification from a national testing agency such as PSI.
They might carry errors and omissions insurance, E&O, and liability coverage specific to inspecting property.
Professionals will have a written inspection format that assures consistency and will present a completed copy to the person paying for the inspection and it may include pictures.
A written agreement is standard practice that includes limits of liability and a synopsis of what the inspection will and will not include. Buyers are advised to read and understand this document before moving forward.
Home inspections are typically observational and noninvasive, that is the inspector will not remove permanently attached materials, earth or fixtures. Inspectors will generally not move heavy objects that obscure observations, so a garage filled with moving boxes will not be properly observed.
Key issues in a basic inspection include the building foundation and structure as observed from the outside, the basement or crawl space and attic.
Additionally, an inspector may look for obvious code or safety issues in the structure and primary mechanical systems and make observations regarding maintenance issues and life expectancy of systems from the roof to the hot water heater.
An inspector may operate mechanical equipment that is affixed to the structure like a dishwasher or furnace, or they may opt out of touching any such appliance unless specifically included.
Inspections of amenities like chimneys, septic systems, pools and spas, water wells and outbuildings may carry an additional fee or require third-party assistance.
Some inspectors invest in equipment and training that allows them to use infrared cameras, blower doors to test building air changes and services to detect ventilation issues with furnace and water heater exhausts.
The inspection fee might be a flat rate or based on square footage of the dwelling with a list of potential extras provided.
Purchasing real estate is very often an emotional endeavor, particularly when it is a future home. The old adage of caveat emptor or “buyer beware” is an applicable concern.
Having an objective set of eyes should be a priority in any such transaction. A single, timely, observation by a trained operative from a company like Blessed Assurance Home Inspections, BAHI, in Madison Heights could be worth thousands of dollars down the road.
Companies such as BAHI also offer additional services like checking to see if any of the home’s appliances are on a recall list or various warranties that may include water and sewer systems, roofs, appliances and more.
When buying or selling any real estate get an inspection done by a pro like those you’ll find at Insideoutsideguys.com.
For more advice, listen to the Inside Outside Guys every Saturday and Sunday on AM760-WJR from 10 a.m. to noon or contact us at insideoutsideguys.com.