Structural integrity is just as important as style

Buyer Education

So...you are a buyer who now has a valid purchase agreement on a home and you now need to schedule some inspections, notably the general home inspection, pest inspection, and perhaps even more extensive inspections such as radon, mold, water potability, septic, and the like.

Regarding the general home inspection, please note the word "general."  Agents oftentimes fail to inform buyers that a home inspection while fairly comprehensive in it's intent, is not a detailed inspection in each specific category (plumbing, electrical, mechanical, structural, land, etc.)

A buyer often  makes an assumption that an inspection is complete and thorough and a stamp of approval.  A buyer would be wise to know that a home inspector is not going to find everything wrong with a home.  A very good, thorough and competent inspector will find most everything, but there is no guarantee.

One area this industry sometimes falls down on (in my humble opinion, with no pun intended) is when it comes to structural issues.  A home may have had extensive money invested in terms of remodeled kitchen, baths, new appliances, roof, furnace, AC, H2O tank, landscaping and the like.  A buyer's immediate reaction is that this home is in tip-top shape and the home inspection will be a breeze.

However, a home may have structural issues whether it's dated, neglected, or in tip-top shape, these things don't matter when it comes to determining if a home has structural defects, so a buyer should separate these mutually exclusive items.

I feel that this is one of the most important aspects of a home inspection from a dollar standpoint, because if something is missed and then requires a remedy later, the potential cash outlay by the new buyer could run into the thousands, tens of thousands, and at the end of the scale, even hundreds of thousands of dollars.  I showed a buyer a home just this past week (January 2009) in which the actual structure has shifted off its foundation (visually obvious) and it is also on a ravine that is compromised (perhaps not visually obvious to me, or even perhaps a home inspector).

Some things are obvious, I was in a home in Shaker Heights a few years ago and there were mushrooms growing out of the basement wall about 4' off the floor - kind of obvious that there might be a water problem, eh?   That said, some water intrusion problems are minor, but some can lead to major efforts. 

 

When it comes to structural issues, a very competent home inspector who either has an architectural educational background or was a former builder/carpenter who knows framing, structures, etc. stands a much better chance of seeing major issues than your run-of-the-mill home inspector. 

 Each state has its own licensing laws when it comes to home inspectors.  Unfortunately, the laws in most states (including my own in Ohio) are pretty weak as the barrier to entry is pretty small.  That said, there are many exceptional home inspectors out there, but they are in the distinct minority, as it relates to the total home inspector population.  I do recommend that buyers become familiar with the American Society of Home Inspectors (ASHI).

Personally, when I recommend home inspectors for a buyer, I always recommend home inspectors who have either a significant architectural background, or those who have significant home building experience and know structures inside and out.  Is this a guarantee?  No.  Does it greatly increase your chances of finding something if something is indeed wrong with your new home/property?  Absolutely. 

I have represented buyers where a very savvy and competent home inspector has found (to name but a few): 

• All four basement walls bowing in 4-5 inches
• Inadequate truss framing in the attic/roof
• Cantilevers inadequately supported
• Posts and beams carrying far too much load
• Inadequate footers to support the load
• Improper grading that not only caused water intrusion issues, but also required structural changes 
• Improper fill dirt below the basement slab which caused settling and cracking

If you are a buyer reading this and you are scared, you should be.  You should not be scared from purchasing a home, but rather know that who you select to represent you (if you rely on your real estate agent to recommend a competent home inspector) is vitally important.  If you are going to make one of the most significant purchases in your lifetime, you owe it to yourself to affiliate yourself with the best people in the real estate industry.  Real estate experts who have a reputation for ethics, professionalism and truly putting their clients interest, first, foremost, and always.

Date: Sunday, January, 11th 2009 @ 09:30:29 PM
Views: 279

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