Tri Value Consultants

What is a Home Inspection?

 

A home inspection in Massachusetts is a professional assessment of a property's condition before a buyer purchases it by a LICENSED Home Inspector.  Home inspections (by the definitions in the regulations) are performed on houses that are or will be for sale (properties that are not for sale can still be inspected but are not covered by the Home Inspection Rules and Regulations). The inspection is a crucial step in the process and provides objective information about the property's safety and quality. During the inspection, the inspector will review the home's accessible parts, including: 

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• Exterior: Roof, foundation, siding, drainage systems, windows, doors, gutters 

• Interior: Walls, ceilings, floors, stairs, bathrooms, kitchens, fireplaces, appliances, attics, basements 

• Systems: Plumbing, electrical, HVAC, water, and sewer

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As a consumer and homebuyer you have a right to know exactly what a typical real estate (home) inspection is. The following information should give you a better understanding of exactly what your inspector will and will not do for you during the course of his/her inspection.

First and foremost an inspection is a visual survey of those easily accessible areas that an inspector can clearly see. No destructive testing or dismantling is done during the course of an inspection, hence an inspector can only tell a client exactly what was clearly in evidence at the time and date of the inspection. The inspector's eyes are not any better than the buyer's, However: A Licensed Professional Home Inspector is trained to look for specific tell-tale signs and clues that may lead to the discovery of actual or potential defects or deficiencies.  Inspectors DO NOT have "X-Ray Vision" or Crystal Balls!

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Inspectors base their inspections on the current State Home Inspection Regulations (MA Home Inspection Regulations). These State Regulations clearly spell out specific areas in which the inspector must identify various defects and deficiencies, as well as identifying the specific systems, components and items that are being inspected. There are many excluded areas noted in the State Regulations that the home inspector does not have to report on, for example; private water and sewer systems, solar systems, security systems, and more (See the full list on the State Home Inspection Regulation Website)

The inspector is not limited by the State Regulations and if the home inspector wishes to include additional inspection services (typically for an extra fee) then he/she may perform as many specific inspection procedures as the client may request. Some of these additional services may include; a wood boring insect inspection, radon testing, or a variety of environmental testing, etc.

Many inspectors do not test or inspect appliances, for many good reasons (Massachusetts requires only that stove/range burners and disposals be activated and tested - other appliances are VISUALLY inspected for proper installation). Appliances can breakdown almost immediately after the inspection and the buyer may hold the inspector liable. There also has been cases where homeowners have switched appliances with lesser quality units after the inspection. If your inspector does test and inspect appliances you should keep in mind that any appliance can fail at anytime, particularly if the units are several years old or older.  APPLIANCES SHOULD ALL BE TESTED BY THE BUYER DURING THEIR "WALK-THROUGH" INSPECTION BEFORE PURCHASE.

Home inspectors are PROHIBITED from providing ANY FORM of cost estimates for repairs and replacements - since the costs can vary greatly from one contractor to another and one city/town to the next. Inspectors typically will tell clients to secure multiple reliable quotes from those contractors performing the type of repairs in question.

Life expectancies is another area that most inspectors try not to get involved in. Every system and component in a building will have a typical life expectancy. Some items and units may well exceed those expected life spans, while others may fail much sooner than anticipated. An inspector may indicate to a client, general life expectancies, but should never give exact time spans for the above noted reasons. INSPECTORS ARE PROHIBITED FROM GIVING AN EXPECTED LIFE-SPAN FOR ANY SYSTEM OR COMPONENT - although they may provide the "average life-spans" that systems are known to have - as a  general statement.

The average time for an inspection on a typical 3 bedroom home usually takes 2 1/2 to 4+ hours, depending upon the number of bathrooms, kitchens, fireplaces, attics, systems etc., that have to be inspected. Inspections that take less than two hours typically are considered strictly cursory walk-through inspections and provide the client with less information than a full inspection.

All inspectors provide clients with reports. The worst type of report would be an oral report. This type of report does not protect the client and also leaves the inspector open for misinterpretation and liability. Written reports are better and come in a variety of styles and formats. The following are some of the more common types:

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1. Checklist with comments                               (Typically sub-standard and often very limited report)

2. Rating System with comments                     (Typically sub-standard and often very limited report)

3. Narrative report with either a checklist or rating system   (Typically adequate)

4. Pure Narrative report with pictures               (Typically the better style report - often time intensive to create)

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Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies. As the inspector completes a system, major component or area, he/she will then discuss the findings with the clients-noting both the positive and negative features.

The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

Inspectors typically are PROHIBITED from providing warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

The following are also some key items that buyers should remember and consider when reviewing their inspection reports:

• Inspections are not code compliance evaluations. (although they often FIND violations - determining what is or isn't a "code" violation is determined ONLY by the local BUILDING DEPARTMENT)

• Inspection reports are not structural engineering reports.  (Structural engineers ONLY can provide those)

• Systems and components that are off, disconnected, hazardous, or otherwise not functional during the inspection are NOT TESTED OR ACTIVATED.

• Buyers should consult with and ask questions of owners and their representatives.  

• Roof inspections and their components are typically done from street level with binoculars.

• Reports are confidential and are meant exclusively for buyers, and not provided to brokers or owners.  Clients can REQUEST that the report be shared if desired. (Sharing the report is BEST done by the client - and reports should ALWAYS be shared with client's real estate attorneys)

• Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies. Only SAMPLES of defects are reported on - contractors/professionals must determine the EXTENT and COST of any needed repairs - these professionals can provide more detailed evaluations.

• Further evaluation by specialists is recommended for any areas showing defects/deficiencies.  Evaluation and obtaining  estimates BEFORE purchase is ALWAYS recommended.

• A final walk-through inspection should be carried out the day before passing by the new owners to double check the condition of the building.  Be sure to check ALL appliances, as well as all house areas during your walk-through inspection.