New Bern NC Home Inspectors

Brought to you by Realtor Steve Tyson

Buying a home is often the single largest investment an individual will ever make. It would obviously make sense to learn as much as possible about the condition of the property before you buy it. A home inspection may identify the need for both major and minor repairs as well as the need for routine maintenance. This information can help you make the decision to buy or not buy a particular property.

If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will make your house easier to sell.

A Home Inspector is hired by a buyer or seller to evaluate the condition of a property prior to a buyer closing on a property or in the case of the seller, prior to the home being placed on the market for sale. A licensed home inspector will examine the property being purchased or sold using professional standards and guidelines and typically the inspector presents a report summarizing the inspection. Many Inspectors are members of ASHI, American Society of Home Inspectors, or some similar organization that sets professional standards for Inspections. For more information Click Here. The home inspection can take 2 to 5 hours to perform and it is a good idea, but not absolutely necessary, for the hiring party to be present at the time of the inspection.

How much does a home inspection cost?

Expect to pay from $300.00 to $600.00 for a home inspection. The price varies with the size and the scope of the inspection. Your inspector will be glad to give you a quote on the price and the scope of the inspection so you will know what you can expect to receive in the report and how much it will cost. Whatever the cost, the sense of security you will receive by having the home inspection will be well worth it!

What should I do with my home inspection report?

First of all, don't panic if the report comes back with items that need to be repaired. Few, if any homes are problem free, so you should expect your report to list some items in need of repair. The list sometimes gets to be quite extensive when you are dealing with an older home. Even with an extensive report, many of the items noted can be relatively minor. You also need to be aware of the following information that is germane to Home Inspections and is part of the NC Association of Realtors standard contract.

Under Alternate 1 of the Standard Form
2-T, revised 7-2-2007, the North Carolina Association of Realtors real estate contract, you will find the following information!

"Unless otherwise stated, it is a condition of the contract that all permanent improvements except:"

This sentence gives the buyer or the seller the option to exclude one of the systems listed below.

"At closing the following will be performing the function for which they were intended and shall not be of need of immediate repair:"

• built-in appliances

• electrical system

• plumbing System

• heating and cooling system

• roof coverings and flashing

• doors and windows

• exterior building surfaces

• structural components

• water and sewer systems

• porches and decks

• fireplaces

• crawl space and attic ventilation systems

• there shall be no unusual drainage systems or excess moisture

• there shall be no friable asbestos or existing environmental conditions

Note, as a buyer,  if your inspector discovers a problem with one of the above-mentioned systems, you have the right to ask for the items to be repaired. The seller then has 2 choices.

1. He/she can make the requested repairs.

2. He/she can refuse to make the repairs and will be obligated to return your earnest money if you decide not to purchase the property.

Now, pay attention carefully to this part. The owner of the property is under no obligation to make any repairs. If they choose not to make repairs that are covered under Alternate 1 of the Standard Form 2-T, revised 7-2-2007, then they are obligated to return your earnest money. However, if your inspection identifies items not covered under Alternate 1 of the Standard Form 2-T, revised 7-2-2007, and you request they make the repairs, the sellers are not only not obligated to make the repairs but you might be obligated to close anyway.

The bottom line is the scope of the home inspection may exceed the scope of the items covered in the contract. So, just because there is a deficiency noted on the inspection, the buyer 's rights to repairs are limited to those items specifically addressed in the contract.

Example 1: The home inspection notes that the bathroom wallpaper is pealing and the kitchen cabinets exhibit wear and tear and need to be refinished. The seller would have no contractual obligation to replace the wallpaper or refinish the cabinets. Neither of those are listed on offer to purchase and contract as required to be "functioning and not in need of immediate repair"

Example 2: Your home inspection report says the roof and the air conditioner are 15 years old and are near the end of their life expectancy. If at the time of inspection, they are performing the function for which they were intended and not in of need of immediate repair, the owner has no obligation to replace the roof or air conditioner.

**Of course, everything is negotiable, so even if the repair item is not one of the listed items on the contract, the buyer and seller can still agree that the item will be repaired.

** IMPORTANT TO NOTE. The home inspection is typically performed after a home has been contracted for purchase and the purchase price has been agreed upon between the buyer and seller. Frequently, if a low purchase price has been negotiated by the buyer, the seller will be less likely to make repairs and/or there will be an agreement for the seller to make some, but not all repairs noted. And, sometimes the parties will agree to a monetary compensation in lieu of repairs. As noted before, it is all negotiable!

Real Estate Broker

Steve Tyson

252 514 9157 Cell.