Do You Really Need a Home Inspection in Roanoke?

Do you need a home inspection when buying a house in Roanoke? This question has become more common among homebuyers during the recent strong seller’s market. When desperate buyers compete against multiple offers, they’re tempted to waive the home inspection to appease the sellers. This can be a very risky decision.

The home inspection process allows the buyer to spend more time investigating the overall health of the home. Many homebuyers wonder what steps happen during the inspection and how to fix the problems that arise from the home inspection report.

We’ll explain how it works and why you need a home inspection. We’ll also show you how home inspections can save you money in the long run.

Why You Need to Hire a Home Inspector

The main reason to hire a home inspector is to identify defects within specific accessible areas of a home. Home Inspectors in Virginia are professionals who are licensed by the Department of Professional and Occupational Regulation. If issues go unnoticed before the sale goes through, you might pay thousands of dollars to fix them later. A home inspection is a non-invasive visual examination of the accessible areas of a property.

When a home buyer puts an offer on a home,  they’ve only been in the house one or two times. Some people will even buy a home sight unseen. The home inspection offers the buyer the opportunity to bring in

a licensed professional to perform an in-depth inspection. After performing a home inspection, the inspector provides a comprehensive report detailing all of their findings. This report is typically used to create a list of defects that the sellers are requested to repair.

Our local Roanoke Valley Association of Realtors contract specifies that all repairs are to be done by licensed contractors unless agreed upon in writing by all parties. This gives buyers piece of mind that these repairs are done correctly.

Having a home inspection limits your chances of moving into a home with unknown safety issues or structural flaws. Keep in mind that a home inspection will NOT reveal every issue that exists or ever could exist. It reveals only those defects observed on the date of the inspection.

Step-by-Step Home Inspection

It’s essential to understand the home inspection process. Such as:

• Who pays for the inspection?
• How much does a home inspection cost?
• When should the inspection take place?
• Should the buyer's agent attend the inspection?
• How long does it usually take to perform the inspection?
• How does the home inspection contingency work?

Who Pays for the Home Inspection?

The home inspection is paid for by the home buyer. They hire a professional home inspector to look at the entire home, from the roof to the foundation.

Some sellers will pay to have a home inspection performed before they list their home for sale. This step is typically used in a neutral or buyers’ market. It reveals repair issues that can be taken care of before ever going under contract.

Most sellers do not hire a home inspector, though. The home inspection part of the selling process is typically the buyer’s sole responsibility.

If you’re buying a home where the seller recently had an inspection performed, you can still have your own inspection. It’s risky to trust a report coming from an opposing party whose interest is to sell their property.

How Much Does a Home Inspection Cost?

A basic home inspection in the Roanoke area typically costs between $450 and $650, depending on the home’s size and type. The age of the home can affect the price as well. The purchase price of the home should not matter in the cost of your inspection.

There are other types of inspections to consider in addition to the home inspection. You can hire specialized inspectors for unique items such as radon, mold, sewer, structural, and HVAC. Many of the home inspectors in the Roanoke area are licensed to conduct Radon testing as well. The additional inspections will create additional fees.

When Does the Home Inspection Take Place?

Most home inspections take place within a few days of the property going under contract. Once a buyer has a signed sales contract, they will deposit their earnest money first. Then they will schedule their home inspection. Sometimes, Realtors will schedule it for their clients. The Roanoke Association of Realtors' purchase agreement lays out how much time the buyer must do all of their inspections.

Should the Buyer’s Agent Attend the Home Inspection?

Some buyer’s agents will attend the home inspection, but it is not mandatory. Our team always attends the home inspection so that we are on hand and can see any major issues firsthand.

How Long Does the Home Inspection Take?

The home inspection itself takes around two to three hours, depending on the type & size of the home. Most home inspection reporting software can generate the report and email it to you within minutes after completing the inspection.

The Home Inspection Contingency

Most residential real estate sales contracts have inspection contingencies written in. This contingency typically covers a certain amount of time for the buyer to hire an inspector, receive the report, and document any repair requests.

Once the seller receives the report and any repair requests, they will negotiate these items with the buyer’s agent. Once an agreement has been reached, the two real estate agents will add these terms to the sales contract. The seller usually has one to two weeks to make any of the repairs needed.

Home inspection is one of the most substantial contract contingencies that a buyer possesses. Once the contract is past this step, it’s hard for a home buyer to back out of the deal.

What Should be Covered in a Home Inspection?

Here are the main areas that you’ll want to be addressed in your home inspection report:

• The Attic
• The basement
• The bathrooms
• The bedrooms
• The kitchen
• The heating and cooling systems
• The electrical systems
• The plumbing system
• The roof
• Structure & Grounds

The Attic

When the home inspector looks in the attic, they will ensure no decayed wood or structural damage exists. Additionally, they will check for proper ventilation, water penetration, adequate insulation, and electrical issues.

The Basement

When checking the basement, the home inspector will look for signs of moisture and cracks in the basement walls. They will also check for water intrusion and ensure that any sump pumps are working correctly.

The Bathrooms

The home inspector will check the plumbing, electrical outlets, GFCI functionality, and proper ventilation in the bathrooms. Additionally, a bathroom inspection includes drains and toilet functionality.

The Bedrooms

When the home inspector looks at the bedrooms, they’ll ensure that the ceilings, floors, and walls are straight. They will also check for damage, cracks, or strains in the structure. They’ll check the electricity and lights in every room, as well as the air conditioning and heating circulation.

The Kitchen

When the home inspector is looking in the kitchen, they’ll ensure that the plumbing works properly. They’ll check the refrigerator, oven, stove, and garbage disposal. They test the dishwasher and water pressure, as well.

The Heating and Cooling System

The home inspector will check the heating and cooling systems. If there is a gas furnace or boiler they will check for the odor of natural gas. This can be a sign of a gas leak. They’ll also ensure that both the heating and AC are working correctly.

The Electrical System

The inspection of the electrical systems will include checking the wiring and electrical panel. They’ll look for exposed wiring and anything that is out-of-code. Additionally, telephone and network cables are checked for safety, and service panels are inspected.

The Plumbing System

When the home inspector looks at the plumbing system, they’ll check for leaks or damage. Additionally, they’ll ensure that the water heater is working correctly and has the safety tube in place. They’ll also check the temperature setting, ensuring that its maximum temperature can’t go above 125 degrees Fahrenheit.

The Roof

When the home inspector looks at the roof, they will identify any areas damaged by hail. They will also look for rotten wood around chimneys, missing shingles, the condition of boots, and potential water penetration.

The Exterior Structure and Grounds

The home inspector will inspect the foundation and assess the health of the overall structure. They will look for cracks or bowing in the foundation floor and supporting walls. Cracks protruding from the corner of windows and doors can be an indicator that the foundation has shifted. They will look at the quality of the deck, fence, shed, and any detached structures. Many home inspectors will walk the lot and look for anything out of the ordinary.

What Isn’t Covered in a Home Inspection

While a home inspection covers most issues, it doesn’t cover water contamination or test for radon levels. Additionally, the home inspector might not look for mold. Modern home inspectors include options for these services that can be added to your inspection report.

A home inspection won’t include checking for asbestos or pests. If you have worries about these issues, you’ll need to hire specialty inspectors to perform those inspections. Specialty inspections may also require additional time to complete and will cost more money. Think carefully about which items are necessary for the home you choose. Consult with your Realtor before ordering your home inspection.

How To Resolve Inspection Objections

Once the home inspection is completed, the issues that come up in the inspection report will be addressed. You’ll decide which repairs are important to you and must be made before the sale goes through.

The listing agent and buyer’s agent will work to negotiate a reasonable result for both parties.

Once terms have been agreed upon, the agents will put these details in writing and add them to the sales contract through an amendment.

The seller will have the repairs completed by licensed contractors and provide receipts as proof of the work performed. Before the closing, the buyer will do a final walkthrough to verify that the repairs are completed.

If the inspection turns out to be a disaster, you may want to walk away from the deal. Your agent can help you process all your options.

How to Find A Good Home Inspector

Home inspectors come in many forms. Virginia requires all Home Inspectors to be licensed. One way to find a good inspector would be to search the International Association of Certified Home Inspectors website.

Local Realtors are a good source for finding home inspectors. They have worked with many of the inspectors in the area. It would be good to have 2 or 3 to choose from, as good inspectors can get booked up quickly.

Summary

As many real estate markets across the country are experiencing low inventory, buyers are rethinking the value of the home inspection. In tight situations, sales contracts will state that “no repairs will be made.” Even under these circumstances, it is essential that you still have the home inspected before buying it.

Even newly built homes that have never been lived in have issues. You can have your home inspected for a small fee to know what problems you may be inheriting when you purchase the home. We highly recommend never skipping a home inspection when buying a house.

If you have questions or concerns about buying a home, the home inspection process, or any real estate questions reach out to the Roanoke Real Estate Team. You can call or text 540-537-9281.