Always time for a home inspection

Always time for an inspection

For $350 to $500, a professional home inspector will review the major, visible and accessible components of the home and provide a detailed written report rating each element.

by Broderick Perkins
© 2010 DeadlineNews.Com



Unauthorized use of this story is a copyright violation -- a federal crime


Deadline Newsroom - It's a good time for a home inspection.

In today's tired housing market, a home inspection can wake up buyers to what "as is" really is and give them a negotiating edge that could lead to cash or repair concessions.

For sellers, a home inspection serves as an anti-haggling tool and keeps the dickering down to a roar.

An inspection is also for new homes, given new home defects aren't just incidental.

It's also a good tool to use to assess a home's integrity after a natural disaster, including flooding, an earthquake, a wind or rain storm.

Finally, a home inspection by home owners who aren't listing their home for sale can let them know every few years what maintenance or upgrades they need to perform.

It's always a good time for a home inspection.

For $350 to $500, a professional home inspector will review the major, visible and accessible components of the home and provide a detailed written report rating each element. Typically included are the heating system; central air conditioning system (climate permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.

The inspection isn't intrusive and it may not include swimming pools, septic tanks, and other systems that require an inspection by a specialist.

The objective report should include detailed information in a way that allows the customer to make informed decisions about the findings.

The inspection also can be a learning opportunity for the buyer or seller who should attend the inspection. The inspection is an opportunity to see the inspector demonstrate systems and to get acquainted with necessary maintenance chores.

The inspection also sees through the veil of misleading staging and other cover-ups and it can help buyers uncover building permit and code violations.

Sellers can likewise use the inspection to determine what they need to do to put the home in competitive shape or price it fairly to sell as-is.

While a home inspection, purchased by the buyer or seller or both, is more common than it's ever been, too many home buyers skip the process.

That's especially true for new homes, but they also need a once over. There could be subcontractor issues missed by the contractor as well items missed by the local jurisdiction's harried building inspector.

Studies have exposed newly built single family homes with construction problems related to the building envelope; framing and structural elements and in the plumbing and electrical systems.

As homes age, given the life expectancy of certain systems, the home inspection grows in importance.

Within 10 years, foundation settling could create drainage problems; by the age of 20, appliances are well outdated and the roof and wood components exposed the weather or moisture could need replacing; at 40 years the HVAC system will likely need replacement. Older historic or architecturally significant homes can develop structural problems and need restoration.

Safety hazards that crop up in older homes include old sliding glass windows that are not tempered safety glass, missing smoke alarms and missing pressure relief valves on water heaters.

Neglect plays a role too, as the lack of preventative maintenance takes it toll. Some homeowners take better care of their car than their biggest investment.

The American Society of Home Inspector's (ASHI) "Virtual Home Inspection Tour" online can give you a sense of what a professional inspector sees, what areas he or she can't see and won't inspect and what the inspector is likely to find and where.



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© 2010 DeadlineNews.Com

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You are reading a sample of "News that really hits home!", now available from several beats and published in a growing number of locations.

Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop.

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Ferreting Out Home Defects

You have a right to a defect-free home. Here's how to look for trouble, report it and make sure the builder corrects the problem -- and what to do if the builder won't.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - The last thing you want in a home is a built-in value deflator.

The economy can be tough enough, stripping your home of value before it's had a chance to enjoy some appreciation.

You've got to get into a good neighborhood, negotiate the best deal and buy, not because the market is up or down, but because it's the right time for you.

Just as important, you've got to make certain the most expensive item you'll ever purchase, well, works.

Home defects can be a real house wrecker when it comes to your home's value and you've got a 1.5 in 10 chance you'll buy a new home with something that's broken.

The last time Consumer Reports checked, in "Housewrecked," it found serious defects in 15 percent of new homes. Other studies have found a greater incidence of defects from small problems like kitchen cabinets that don't align to larger structural problems and others that impact the safety of occupants.

There are more homes on the market to choose from and that can give you more time to give them the once over looking for defects. Take the time.

Consumer Reports says to be on the lookout for:

• Foundation cracks. Deep cracks in the foundation or basement walls can indicate a poorly laid foundation or improperly graded soil.

• Floors that sag could be due to shifting foundation or support beam structural problems. Cheap renovations or additions can also compromise structural members.

• Windows and doors not sitting well in their frames or closing properly.

• Wide interior wall cracks. They could signal a foundation problem. Fine cracks are typically cosmetic, the result of normal wood shrinkage when drying or even minor settling.

• Mold, rot, and insect infestation in exterior walls; staining, swelling and discoloration on interior walls; and a musty odor. These are water damage warning signs that could be caused by a host of factors, including improperly installed roofing; missing flashing around penetrations and joints; no moisture barrier in a climate that requires it; lack of a drainage space behind brick or siding; poorly installed windows and doors and holes in the siding.

• Poorly graded land or faulty sewer and water-main connections. This could cause flooding and sewer and drain backups.

• Switched hot and cold spigots, which could signal improperly installed plumbing.

Some builders won't allow it, but your best shot at buying a quality new home is on site inspections at key periods -- foundation installation; framing, wiring and plumbing completion; wall completion and roof installation. If you can't obtain independent inspection during those points, have a home inspector do his or her thing during your walk through.

If you think you have a problem, Consumer Reports suggests:

• Hire a licensed engineer. The National Academy of Building Inspection Engineers can make a referral for a visual inspection. Expect to pay $100 to $150 an hour.

• Give the builder a chance to fix the problem. Some states require the step. Just don't let warranties or legal statutes expire while you wait, should builders dicker, delay or attempt to place doubt on your claim. Move quickly. Document your complaints with photographs, videos, copies of written agreements, warranties, home inspections.

• Complain robustly. Send your complaints to building and regulatory authorities in your state; state and local consumer-affairs departments; your state attorney general and the Federal Trade Commission. Complain with a shotgun approach. It can be a trying ordeal to go up against a home builder, but don't be put off. You have a right to a defect free home.

• Go grassroots. Hard. Contact Homeowners Against Deficient Dwellings and or Homeowners for Better Building, two 1970s-like grassroots efforts that have done more for homeowners suffering defects than regulators, the building industry and other entities -- public, private or government -- combined!

• Get legal help. Get an attorney on board early in the effort. If you find a major defect and the builder is uncooperative, appears to be stalling or otherwise not cooperating early in the game, hire an attorney. You want a construction-defect expert. Contact your local bar association can help you find one.

© 2008 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Location Dictates Maintenance Chores

Where a home is located will often dictate some of the home maintenance chores you can expect to perform. A home inspection can help ferret out those chores.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - While some maintenance issues, such as poor drainage, leaky roofs and old plumbing are common to all areas of the country, location is a driving factor for many home maintenance issues.

That means where you live will often dictate the maintenance chores you can expect to perform, according to the American Society of Home Inspectors the foremost national trade group on the subject.

"At ASHI, we work closely with our members to identify maintenance issues and track regional defects that plague homeowners," said Brion Grant, 2008 ASHI president.

Region-by-region, based on tens of thousands of ASHI member inspections around the nation, here's where to expect what chores you'll have to consider.

Northeast -- Framing issues are a top concern here, particularly underframing, or the presence of undersized and or over-spaced beams in a home's framing. A prevalence of fire retardant-treated plywood, often in attics, has become an issue in newer homes in this region, especially in town homes. When the plywood reacts to high temperatures it becomes structurally unsound and can crumble, creating a safety hazard for roof inspectors or others walking on the roof.

Older homes' modern heating equipment can cause condensation to form in older chimneys that weren't designed for low-flue gas temperatures. That can cause water stains, efflorescence and deterioration of the chimney.

Southeast -- The heat of the sun can deteriorate materials more quickly than in other parts of the country. Roofs with a 30-year life expectancy may survive only 15 years in the Sunshine State of Florida. Termites thrive here too. Be on the lookout for subterranean cellulose eating insects and flying drywood termites too, especially if your house is 20 years old or older.

Midwest -- Water intrusion is a common issue in the Flood Belt. Likewise expect wood rot in trim and siding. The proliferation of basements also makes the region a hot spot for water and moisture intrusion. Water heaters double as both a furnace and water heater, but plumbers forget to attach venting fixtures or drains when new water heaters are installed. Expect plumbing problems. Incorrectly added decks also show up repeatedly as an area of concern.

Northwest -- Overworked drainage systems, exterior flashing component problems and poor exterior grading makes moisture intrusion a problem in the Northwest. Look for standing water in basements and crawl spaces. Topography and heavy rainfall are also issues. Homeowners who live in houses built on slopes should contact a geotechnical engineer or similar expert to identify potential soil settlement problems.

Southwest -- The desert Southwest has the same hot sun problems experienced in the Southeast. Roofing, vinyl windows and siding take the brunt of the heat. Expansive soils can also create upward structural pressure caused by water build-up under the foundation.

Said Gant, "Many of these issues, if left unexamined, could undermine the condition and possibly compromise the safety of the home and its occupants."

ASHI's report is in line with Quality Built's study of home inspections of homes built by 900 different home builders in 27 states.

In 2005, after the risk management services company gathered the inspection results on nearly 21,000 newly built single-family homes and more than 11,000 newly built multifamily homes, the three most common problems it found were defects in the building envelope (41 percent), which could lead to moisture intrusion and mold; framing and structural elements (34 percent), which can affect a building's integrity during rough weather conditions or earthquakes; and in the plumbing and electrical systems (8 percent).

© 2008 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Wringing Out: Inspecting Home Systems After The Flood

As soon as you can get back into your home after a flood or rain driven storm, get or give your home a once over determine what professionals you'll need to help dry out.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - After a flood, chances are, you'll have to call in the appropriate expert or two or three to clean up, wring out or otherwise return your home to its proper arid state.

Left unattended, rain storm and flood-related problems pose an insidious threat to the structural integrity of your home, especially its foundation and roof.

After you are sure it's safe to reenter your home and before you get started on the clean up, be sure to photograph, video tape or otherwise document the damage for insurance purposes.

Working from the ground up, here are the major problem areas the experts say warrant inspection and some tips on how to correct the problem should you find damage. Again, storm-related damage almost always requires a professional's touch.

Foundations, structural damage

Look for ceiling and wall buckling, a roof that's askew. Watch for falling plaster. Examine the foundation and supports where the walls meet the ground to check for undermining. Walls can be checked with a level or plumb bob.

Be very careful if you elect to inspect the foundation areas by digging along the side of the house. Saturated ground could cave in. Look for ponding around the foundation of your house. Pilings, common to some homes in coastal regions, should also be checked by a structural engineer for settling or shifting. A soils engineer may be necessary to check to ground. Also check any wood bracing beneath the house to make sure it's not soaked.

Severe buckling or shifting in the walls requires immediate attention by a structural or foundation engineer or general contractor familiar with foundations.

You should always maintain a slope of 1/2 inch per foot for three to five feet (like an apron all around the building) all the way around the perimeter of the building. Even concrete walks and patios should have a similar drainage pitch away from the home. The slope allows the water to flow away from your home. Also well-maintained roof gutters and a downspout fitted to direct rain away from the house help accomplish the task.

Flooding, standing water

Experts say 70 to 80 percent of all homeowners will experience some flooding or standing water at some time, but standing water often indicates poor drainage around the foundation. Once you've checked for structural damage look for standing water.

Pump it out to the drainage sewer slowly and carefully. In many cases, more damage can be caused by pumping too quickly. As the basement fills with water, it acts as a brace to water pressing against the outside walls.

Pump it out too fast and the walls could buckle and cave in. Pump in stages, about one-third of the water each day and watch the walls to make sure they aren't caving in from the outside pressure.

A long-range solution is to install a sump pump.

Roof leaks

Just where the roof is leaking is often the least revealing facet of a water-logged home. Water or moisture on a sloping roof won't leak down in a straight line, but drips along the rafters to some point away from the actual leak.

Begin your search by looking for discolored ceilings or walls. To find the source, go into the attic with a flashlight. The source may be noticeable during a rain, but not so obvious afterward. If it isn't raining, someone may have to spray the roof with a garden hose while you are inspecting in the attic. Once you locate the leak, mark it with chalk. You will need to patch it from above. In order to find the same spot when you go up on the roof, drive a nail or pass some wire up through the leak to the roof. Venturing up on the roof is for professionals or do-it-yourselfers with know-how. While you are up there, look for missing or damaged shingles and clogged, broken or rusted gutters.

Replace defective shingles or seal the leak with patching cement. Use plastic sheeting as a temporary covering for any large areas of damage and call in the professional later.

Also check for leaks in the flashing around the chimney, vent pipes or windows. If the metal flashing has been blown off, replace it with flashing that is 16 inches wide with a crimp or rib down the middle.

Seal it with asphalt roof patching cement. Use the asphalt roof patching cement to repair leaks around chimneys or pipes, where metal flashing is sound. It helps to leave the can indoors overnight to warm up the cement so it's easier to work with.

After a flood or rain-driven storm, once you've examined your home's large structural components, take a closer look at other systems you'll need to dry out.

Soaked hardwood floors, carpets, rugs and other flooring

Depending upon the length of time its been soaked, a hardwood floor and its connecting components may become warped and rusted creating squeaky floors. More damage could warrant refinishing and replacing part or all of the floor boards.

Turn nylon or other synthetic carpeting upside down to expose the backing to circulation. Place outside in the sunlight, or spread out in a warm room on an improvised drying frame of old chairs or sawhorses. Wool or cotton carpets are vulnerable to mildew. They should be dried more quickly, using clotheslines, large dryers or professional cleaners. Pull up the carpet pad to ventilate the floor. Rubber and foam pads can be dried out and saved. Jute and horsehair are difficult to dry.

Electrical outlets, gas valves

Flood waters come with debris, including silt that clogs and ruins gas valves and renders electrical outlets inoperable and dangerous. Any electrical outlet clogged with even a bit of silt or other object will short circuit.

Do not turn on electrical equipment until you've had a professional evaluation. Be careful in moving any electronic equipment to avoid further damage. Switch off all equipment and disconnect backup batteries. If possible, disconnect fuses.

Replace any gas valve recovered from flood waters. Disassemble and clean or replace all electrical outlets that have been submerged.

Soaked wall materials

A week or two of drying out and a fresh coat of paint may be all that is necessary. If so begin with a fresh undercoat of primer before painting. Otherwise, stains from water and rusted nails will bleed through the final coat.

It's likely water damaged sheet rock will have to be removed and replaced, particularly if water has been trapped in wall cavities.

Doors that stick

Shifting foundations can cause doors to stick. If you shave the edge of the door when the soil is wet, you may have an airspace when the soil dries and the foundation shifts again.

Instead, install weather stripping or an adjustable threshold under the door that will adjust to the movement of the door.

Windows that leak

Caulk leaks around window frame. Butyl and silicone caulks are recommended for longer wear. Be sure that the surfaces are dry and clean. If necessary, build an eave or overhang above the window so it is not exposed to a direct downpour in the future.

You can also install metal flashing above the window trim to help divert the rain. Use galvanized nails every inch or so, and apply caulking between flashing and wall.

Soggy insulation

Replace soaked insulation. Cellulose that has been treated with fire- proofing and vermin-proofing solutions can become acidic and corrode electrical wiring, nails, and other metal devices. Fiberglass becomes matted and ineffective.

Don't overlook DeadlineNews.Com's Storm Warning section and other Disaster Stories.

© 2008 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Know How Long Your Home Will Last?

Knowledge of components' life expectancies is what homeowner associations use, in part, to build a reserve fund designed to spread, over time, the cost of the inevitable.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - One way to prepare for the costs of owning a home beyond the mortgage payment, insurance and taxes, is to know the expected life expectancy of your home's components.

Such knowledge doesn't supercede the use of a home inspector when buying a home, new or old, but it can help you develop a savings plan so you are prepared for the inevitable.

Sooner or later you'll have to repair or replace many of your home's parts -- inside and out.

Knowledge of components' life expectancies is what homeowner associations use, in part, to build a reserve fund designed to spread, over time, the cost of the inevitable.

When the roof goes, the appliances conk out, or the paint begins to fade, it's a lot easier to come up with the cash if you've already got some socked away for just this kind of rainy day.

Last year, the National Association of Home Builders, along with the Bank of America developed the "NAHB/BoA Home Equity Study of Life Expectancy of Home Components" to help you take the guess work out of preparing for the worst.

The report suggests you use the timelines as a general guideline. Local weather conditions, use habits, regular maintenance -- or the lack of it -- can all affect the life expectancy of many components.

Personal tastes for contemporary upgrades, remodeling needs and other factors may also dictate replacing parts before their useful life time is up.

In any event based on a comprehensive telephone survey of manufacturers, trade associations and researchers NAHB developed information about the longevity of housing components.

From the foundation to the rooftop, here's a quick look at how long, on a national average, some of the most common home components are expected to last.

• Foundations. Poured concrete block footings and slab foundations should last a lifetime, 80 to 100 years or more provided they were quality built. The foundation termite proofing, 12 years, provided the chemical barriers remain intact.

Properly installed waterproofing with bituminous coating should last 10 years.

• Flooring. Natural wood flooring has a life expectancy of 100 years or more with proper care. Marble, slate, and granite, likewise, but again, only with proper maintenance. Vinyl floors wear out in 50 years, linoleum about 25 years, and carpet between 8 and 10 years, tops.

• Electrical system. In the electrical system, copper plated wiring, copper clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls are expected to fail not much longer than 10 years.

• Outside materials. Outside materials typically last a lifetime. Brick, vinyl, engineered wood, stone (both natural and manufactured), and fiber cement typically last as long the house exists. Exterior wood shutters get 20 years, well maintained gutters, 50 if they are copper, 20 years if they are aluminum. Copper downspouts last longest, 100 years or more, while aluminum ones give out after 30 years.

• Doors. Exterior fiberglass, steel and wood doors will last as long as the house exists, while vinyl and screen doors have a life expectancy of 20 and 40 years, respectively. Closet doors are expected to last a lifetime, and French doors have an average life of 30 to 50 years.

• Windows. Wooden windows last longer than aluminum ones -- 30 years compared to only 15 or 20.

• HVAC systems. Heating, ventilation, and air conditioning systems require a religious regimen of maintenance. Still, most components give up within 25 years. Furnaces break down in 15 to 20 years, heat pumps 16 years, and air conditioning units 10 to 15 years. Tankless water heaters can go for 20 years or more, but electric or gas water heaters only 10 years. Thermostats have a 35-year lifespan but are often replaced for more efficient models.

• Appliances. Appliances' life expectancies depend largely on how much they are used, but they are typically replaced long before they are done. One must keep up with the Joneses. Among major appliances, gas ranges live15 years, dryers and refrigerators die at 13, compactors, dishwashers and microwave ovens might last until they are 9 years.

• Roofing. The life of a roof is largely dependant upon local weather conditions, proper building and design, material quality, and adequate maintenance. Slate, copper, and clay/concrete roofs have the longest life expectancy, 50 years or more. Wood shake roofs, go for 30 years, fiber cement shingles last 25 years, asphalt shingles give up at 20.

More appliance news that really hits home!

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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'Tis The Season, Defer Maintenance No Longer

Holiday News That Really Hits Home

by Broderick Perkins
© 2007 DeadlineNews.Com

Deadline Newsroom - Things get crazy around the holidays.

All the shopping, decking the halls and visions of sugar plums can cause homeowners to lose focus and overlook issues that can turn a season of joy into a season of oops.

The American Society of Homeowners (ASHI) says it doesn't have to be that way and offers a Top 10 list to remind busy homeowners that just a few minutes a day can help keep the ghost of deferred maintenance away.

"Homes are the centers of activity during the holidays," said Frank Lesh, ASHI president.

"You can't take them for granted or take unnecessary risks - even if you want your house to be the brightest, most festive on the street. By following these simple tips you can help protect your home against the rigors of winter and the pitfalls of the season."

• Clean your gutters and downspouts. Gutters and downspouts play an important role in diverting water away from foundation walls. That means less water and moisture related damage. If you clean before winter weather moves in you can keep your basement and crawl spaces dry and leak free.

• Drain exterior water lines. Frozen pipes that can crack the lines are history if you remove, drain and store outdoor hoses now.

• Give your garbage disposal a hot water bath. Cooking for crowds puts additional stress on garbage disposals. Flushing the garbage disposal with one pot of hot water and a half cup of baking soda now and after the holidays can help prevent plumbing problems and costly repairs. Grinding citrus fruits with a dish soap solution can remove the smell of decay.

• Inspect your home heating systems. Nearly half, 44 percent of all home heating fires happen in December. Schedule a professional inspection of your home's heating systems, including furnaces, boilers, fireplaces and water heaters every year before winter weather sets in. Stock up on furnace filters and change them regularly.

• Re-caulk and weather-strip all doors and windows. Save energy and energy costs by sealing air leaks around doors, windows, corner boards and joints. Make it a habit.

• Trim back tree limbs. Over hanging tree limbs are both a falling hazard and a chimney or flue blockage hazard. Also consider installing a battery-operated carbon monoxide detector. Replace batteries when Daylight Saving Time begins and when it ends.

• Keep a fire extinguisher handy. Unattended cooking is the leading cause of home fires in the nation. Buy and place a fire extinguishers away from potential fire sources so that you can reach the extinguisher in an emergency. Make sure it's charged and ready to go.

• Test your electrical circuit shut-off switch. Plug outdoor decorations only into circuits protected by ground fault circuit interrupters (GFCIs). Ensure that the circuit shuts-off properly by using a nightlight or radio. Click the circuit button. If it clicks and the nightlight or radio stays on, the circuit has not shut off. Consider contacting an electrician to check for problems.

• Be steady on the ladder. Falls account for an average of 5.1 million injuries and nearly 6,000 deaths a year. Before hanging Christmas lights, wrap pipe insulation around your ladder beams (vertical members that the rungs are attached to). The insulation helps prevent the ladder from slipping and provides insulation against electrical shock.

• Use extension cords sparingly. Avoid using extension cords except when absolutely necessary. If you do be sure they are the proper gauge and don't run them across hallways or doorways, under carpeting or furniture or through walls. Never, ever staple them in place.

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© 2007 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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It's A Good Time For A Home Inspection

by Broderick Perkins
© 2007 DeadlineNews.Com

Deadline Newsroom – It's a good time for a home inspection.

In today's flat markets, a home inspection can give buyers a negotiating edge.

Sellers, on the other hand, get an anti-haggling tool.

Actually, it's always a good time for a home inspection. Even in a seller's market, buyers ought to know what "as-is" really is.

Housemaster franchisee, Mike Kuhn, is also co-author of "The Pocket Idiot's Guide to Home Inspections" (Penguin Group, $9.95) and says for $350 to $500, a professional home inspector should review the major, visible and accessible components of the home and provide a detailed written report rating each element.

The objective report should include detailed information in a way that allows the customer to make informed decisions about the findings.

The inspection can also be a learning opportunity for a buyer or seller who attends the event. The inspection will let them get to know the home, see the inspector demonstrate systems and to learn maintenance tips.

It can also help buyers see through the veil of misleading staging and other cover-ups as well as help buyers uncover building permit and code violations.

Sellers can likewise use the inspection to determine what they need to do to put the home in competitive shape for the market, or price it fairly to sell as-is.

"Many Realtors and clients believe they benefit from a pre-listing inspection's ability to present the fundamental condition of the home to prospective buyers; discover defects that sellers can have repaired before the home is listed; and justify the price of the home, which reduces buyer negotiations," said Chris Shupp, a home inspector and managing member of Holmes & Watson Real Estate Inspection, LLC in Santa Clara.

While a home inspection, purchased by the buyer or seller or both, is more common than it's ever been, 25 percent of home buyers, or more (depending upon the source) do not buy a home inspection, says Kuhn.

Even new homes need a once over.

"New homes should be inspected for sub contractor issues, that are
missed by the contractor. Examples of new home issues include over-fused breakers
for air conditioning units, missing or improperly wired ground fault circuit interrupters, outlets, loose roof tiles and improper plumbing," said Bruce Carmichael a home inspector and owner of Advantage Inspection Professionals in San Jose.

Last year, based on data from 20,867 new single-family homes inspected in 2005, Quality Built found that the three most common construction problems discovered in single-family homes were in the building envelope (41 percent of the time); framing and structural elements (34 percent); and in the plumbing and electrical systems (8 percent).

As homes age, given the life expectancy of certain systems, the home inspection remains prudent.

Within 10 years, foundation settling could create drainage problems; by the age of 20, appliances are well outdated and the roof and wood components exposed the weather or moisture could need replacing; at 40 years the HVAC system will likely need replacement; and older historic or architecturally significant homes can develop structural problems and need restoration.

"We also find lots of safety hazards in homes. Examples are old sliding glass windows that are not tempered safety glass, missing smoke alarms and missing pressure relief valves on water heaters, said Carmichael.

The American Society of Home Inspector's (ASHI) "Virtual Home Inspection Tour" online can give you a sense of what a professional inspector sees, what areas he or she can't see and won't inspect and what the inspector is likely to find and where.

"Most homeowners have neglected their homes and have never done any preventive maintenance. We take better better care of our cars than our biggest investment," said Carmichael.

© 2007 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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