On Tue, 11 Nov 2003 16:59:10 -0500, Joe Esposito
wrote:

From someone who learned the hard way.....

First thing... if you hired one of those $300 inspectors
(Homecheck...) be careful because they typically aren't "deal
breakers"

As well as inspectors that are recommended by real estate agents.

Agents HATE "deal breaker" inspectors, as they would rather see you
unknowingly buy a money pit rather than lose a commission. They'll
usually recommend someone who will point out a leaky pipe, or a dead
outlet, but not the fact that the roof is 5 years past it's
replacement point, or the furnace is dying.

I, and my extended family, have used a local guy who agents hate,
10-15 times for investment properties and homes. In two cases, his
inspections have broken deals, which is exactly why I hire him. In
other cases he has provided genuine, useful negotiation material for
me to lower the price.

Broken deal #1 was a rotted mud sill that was NOT apparent. Broken
deal #2 involved an active termite colony, even though the seller
stated the home was termite free, and a large chain pest removal
company had warranted the home as pest free THE DAY BEFORE! G

This guy works roughly as follows:

Enter the home, turn on all hot and cold water, lights, and climate
controls full blast, leave it on during inspection. Heat and A/C
systems will compete if they are separate.

Check the sills, foundation, porches, exterior columns, driveway,
etc...

Check the roofing, chimney, vents, soil pipes, etc... for condition,
operation, and flashing / seal condition.

Work from the attic down to the basement on the interior. Why
downward? The water's been running all this time, and we're looking
for travelling leaks that may take time to appear from pipe and cable
holes in the basement.

The furnace, A/C, water , and electricity should continue to function
properly under full load throughout the inspection.

All along, he's testing outlets, doors, windows, appliances, etc...
for proper operation, looking for evidence of water leaks, pest and
rodent damage, ice dams, fire / calamity repairs.

He does not note things like missing interior trim, peeling paint or
wallpaper, etc... As he puts it, "You can SEE that". G If the home
has a septic system he will recommend that it be pumped and inspected
by a specialist.

All in all, he takes about three hours for a typical single family
home. He will not do the inspection without the buyer present and at
his side for all but climbing on the roof.

Barry