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Dream Home or Worst Nightmare? Don't Buy a Home Without a Home Inspection By Diane Cole, AAR Communications Director as seen in the Arizona Republic, November 2002 |
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You found the perfect house. During visits to the house, you notice the carpet is worn
in a few places and there are some small cracks from settling, but the
air conditioning works and there's a fence around the pool. Everything
seems to be acceptable - or is it? Do you have the expertise to
professionally evaluate the structural components and systems of the
home? Are you ready to make one of the biggest purchases of your life
without really knowing what you're buying? You need a home
inspection. What is a home inspection? "A home inspection is an objective visual examination of the physical structure and systems of a home, from the roof to the foundation. Having a home inspected is like giving it a physical check-up. If problems or symptoms are found, the home inspector may recommend further evaluation." The American Society of Home Inspectors Why do I need a home inspection? The seller may not be aware of all existing property defects, and real estate agents are generally not qualified to evaluate the physical condition of a property. Hiring a home inspector gives the buyer peace of mind, allowing the buyer to negotiate with the seller to have repairs made or to make an allowance in the sales price before signing the sales contract - or, if necessary, to cancel the contract. Although most commonly used for resale homes, home inspections are also highly recommended for new homes. Many of the problems new home buyers are experiencing may have been avoided if an independent home inspection had been conducted during construction. What does an inspector look for? The Standards of Professional Practice for home inspectors, governed by the Arizona Board of Technical Registration, requires inspectors to observe and report on "readily accessible installed systems and components";
Can I attend the inspection? Buyers are encouraged to be involved with the inspection. Alan Shelton, PR Director for the Arizona chapter of the American Society of Home Inspectors, asks buyers what they have noticed about the house that concerns them before he starts the inspection so he can address those concerns in the report. Shelton has found that "more deals fall apart because the buyer and agent aren't present at the inspection and read the report later on their own." A qualified home inspector can explain the difference between significant issues and minor deficiencies; they cannot tell you what need to be done to fix them or how much it will cost. What if the home needs repairs? Chances are good that some repairs will need to be made, but buyers should not automatically walk away from the deal. If the buyer disapproves of any aspect of the home based on the inspection report, the Arizona Association of REALTORS® Residential Resale Purchase Contract, the standard contract used on resale transactions in Arizona, allows the buyer to either give the seller a list of items to correct or to cancel the contract. If the seller is unable or unwilling to correct all of the items the buyer has disapproved, the buyer is given another opportunity to cancel the contract. How do I choose the right home inspector? Ask your real estate agent to recommend several inspectors to interview. Consider the following factors when making your decision: Qualifications:Until now, anyone could start a home inspection business. Effective January 1, 2003, Arizona will require all home inspectors to be certified with the BTR. Between now and December 31, 2002, individuals who have applied for home inspector certification are authorized to conduct inspections even though the application has been neither approved nor denied. A list of certified inspectors can be found online at www.btr.state.az.us. Buying a home is one of the biggest investments you'll ever make. Don't go into it blindly. Use a REALTOR® to protect your interests throughout the transaction, and use a qualified home inspector to make sure the house you love will truly be your dream home. The Arizona Association of REALTORS® ("AAR") is a professional association for real estate brokers, agents and other individuals involved in the real estate industry. AAR has 42,614 members and is the largest trade association in Arizona. For more information, visit the AAR website at www.aaronline.com or contact us at questions@aaronline.com. Remember, always consult your legal or tax advisor before making decisions with legal or tax consequences. | ||||||||||||
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