Well, Yes. Some or even nearly all Rhode Island and national lenders require a Rhode Island home inspection, some insurance companies will too. But the main thing you need it for, is to know what you’re buying. Lets say you are looking at two homes to buy. They are similar as is usually the case, as your budget dictates your house hunting. With no inspection, you may choose either one, especially in Rhode Island there may be several homes in the perfect area. After you have a qualified inspector look at them (figure $350 investment) it turns out that one home has a boiler on its last legs, needs a new roof, and has signs of foundation problems. You just spent $350, but may have avoided $40,000 in repairs to address. Have a pro look at your potential home!
I’m a full time RI home inspector, so my schedule revolves completely around home inspections. That means it is completely random. I have been hired to perform home inspections the same day, and sometimes I am booked a few days out solid. The best thing to do is call me as early on in the process as possible and see where our schedules match. I have had only rare occasions when we can’t fit it in to the 10 day inspection period window.
After you sign the purchase and sale agreement. Many of my clients have me lined up prior to finding the home they want in RI. I recommend all purchase and sale agreements are subject to buyer home inspection. That way the buyer can use the findings as a way to get out of the agreement if the findings lead to apparent large expenses to remedy.
OK, the buyers should definitely get his/her own RI Home Inspection. Just as you should when you buy a home regardless of what the seller does.
Here is why you need one. If you don’t get your own inspection, the buyer will:
- discover items and demand you fix them (or some of them), or
- ask for you to make a concession because of a defective condition.
If you fix the items, you’ll have a compressed time frame, and not be able to get multiple estimates and maybe pay more than you should to get service in the time frame you need it, or the concession price is ALWAYS higher than the repair will actually cost.
If you had an inspection first, you can do one of two things:
- fix discrepancies on your time schedule with the preferred contractor and do it on your terms. Not get gouged because you need it fixed in 10 days and you are stuck with whoever is willing/available to come out short notice.
- disclose the defects and effectively take them off the negotiating table. if you know the roof is in poor condition, and list the home disclosing it needs a new roof, the price is taking that into account, and the buyer can’t then say we want you to lower the price because the roof is in poor condition. the offer on the house assumes knowledge of all disclosed items.
It is a smart idea to do this, and my fee pays for itself in the majority of the cases. Some sellers print the report and leave copies for buyers to look at during open houses, or to give to the buyer to review. Any time you can smooth out the process it helps the seller.
No, I don’t do his job, and he certainly doesn’t do mine. He isn’t there to give you a home inspection, he doesn’t really care about the property like I do. You’re lucky if the appraiser is in there for 20 minutes. The appraiser looks at the value of the property, their interest is the banks investment. If you can’t pay the loan, can they sell the house to get their money back. They could care less (if they are even qualified to identify) most defects that will cost you money.
No. That is something for the buyer (usually my client) and the seller to negotiate if they desire. My report gives you a description and condition of all systems in the home. Its now up to you and your real estate agent to negotiate concessions, repairs, etc… That said, you can always contact me if you need any clarification as part of this process.
No. A home inspection report will identify conditions and defects in the home, that’s it. I don’t give out grades. You may decide the findings make the investment, at the price, not prudent. But it didn’t “fail”.
We inspect your home as an efficient team. I bring an assistant inspector, we inspect your home more effectively, and efficiently than other home inspectors. We spend 2 hours or less on site for most home inspections. Still more man-hours than you get with other inspectors, just less of your time.
I publish reports the same day as the inspection. You get an e-mail link to download it from my software provider. Many times you get the report within an hour or so. From there you can download, view, or print it. The link can be forwarded to anyone you want to see the home inspection report as well. I can send it to you and your real estate agent together at your request.
Although my primary report delivery is via e-mail, I can have it printed, spiral bound with a clear cover for keeping, or even pre-list open house presentation. Its more like a book. I use a professional printer with high-resolution color graphics. There is an added fee of $30. The report is printed and shipped on inspection day, you receive it shortly after.
You call my cell phone, or you can e-mail me and I will clarify it. Simple.
Although I am an experienced contractor, I am a full time home inspector. State Law prohibits any person or company performing a home inspection from performing work to remedy findings on the same house. Is it a surprise that a pest control company ALWAYS finds termites?
There is one reason, above all, ethics. My code of ethics forbids it. If I inspect your home and then repair items I tell you are faulty, who’s to say I’m not scamming you to line my pockets? Certainly a potential for a perceived conflict of interest. Also the other way around, what inspector would find fault with his own workmanship. It is best for you if you have a system of checks and balances by hiring separate, qualified, licensed contractors.
No, but I recommend it. You can be present, as can your realtor, both or neither. Being present affords you the opportunity to ask questions though. I am a home inspector that you can ask questions during your home inspection. I do have a system I use to ensure complete coverage of the property, and I do stick with it.
An experienced Rhode Island home inspector has a wide array of knowledge, training, experience, and equipment to help him detect defects on all systems in the home, whereas a builder knows his trade well, but may miss telltale signs of a heating system near the end of its life. Also a buyer is emotionally attached and vested in a house, it is impossible to be completely unbiased.
Radon is radioactive gas, the EPA has determined that heightened levels of it are linked to higher risk of cancer. Radon gas is the number 1 cause of lung cancer among non-smokers. You cannot see, smell or taste radon, but it may be a problem in your home. The Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today. Visit www.radon.com for more details. There are inexpensive ways to mitigate radon.
Airborne mold spores can cause a variety of illness form allergies, asthma, and even be toxic causing other immune illness. Our bodies are built to fend off many effects from low levels of mold, but higher levels can have hazards. There are treatments for high indoor mold levels. For more information on mold visit www.cdc.gov/mold That stated, if I see signs of mold (unconfirmed by a lab) I always recommend remediation. A small area (about 2.5 feet square, or about the size of a hula hoop) can sometimes be done by the home owner. A lab test may have a low air spore level, but the problem still needs to be cleaned because it will only grow over time. I’m talking about both the mold, and the cause.