Home Inspections
Home Inspections Hey guys, I was just wondering if anyone had any experience with having potential homes inspected. I'm looking at a house right now, and the inspection was done today. There's quit a bit of stuff written on the sheet that is in need of repair. Is this normal? How many items do you guys really think is normal?
One of the entries said that something like seven windows had lost their thermal barrier capabilities. Does this mean I need new windows, or is there a way to fix that, or what? Just a little confused there.
One particular entry concerned me. It said that there was evidence the foundation had shifted in at least two areas because there was some cracking in the exterior brick. However, the inspection guy also wrote on there that he didn't feel it warranted any foundation repair and that special consideration should be paid to the maintenance of the foundation in the future.
What do you guys think?
One of the entries said that something like seven windows had lost their thermal barrier capabilities. Does this mean I need new windows, or is there a way to fix that, or what? Just a little confused there.
One particular entry concerned me. It said that there was evidence the foundation had shifted in at least two areas because there was some cracking in the exterior brick. However, the inspection guy also wrote on there that he didn't feel it warranted any foundation repair and that special consideration should be paid to the maintenance of the foundation in the future.
What do you guys think?
When I got my house, there were tons of things as well, but I ended up buying anyways..... just had to fix the stuff. Plus you have to pretend that you are going to fix all of it, then make a price list. If its too much over the value of the house, I say forget it.
TECH Fanatic
iTrader: (1)
Joined: Apr 2006
Posts: 1,097
Likes: 0
From: Fort Worth / Crowley / Burleson, Texas
Think of it this way. Inspection is kind of like insurance, a legal racketerring.
Basically, you could take that inspection sheet to the owners of the house and say "Lower your asking price by $X,XXX because we have to fix x,y,z". Then it's up to them to lower the price.
Basically, you could take that inspection sheet to the owners of the house and say "Lower your asking price by $X,XXX because we have to fix x,y,z". Then it's up to them to lower the price.
I'd take that inspection very seriously. The last thing you want to do is buy a house and then turn around and drop another 10k over the next 2 years fixing BS crap instead of UPGRADING the house. Think of this like buying a car....but much more expensive and much more expensive 
Would you buy a Z28 with 30 some odd problems? The imediate answer isn't NO but you've got to have a very good contracting company evaluate that estimate and get a realistic estimate against the needed repairs. I would NOT let the option period expire with a wrap sheet like that man.
Would you buy a Z28 with 30 some odd problems? The imediate answer isn't NO but you've got to have a very good contracting company evaluate that estimate and get a realistic estimate against the needed repairs. I would NOT let the option period expire with a wrap sheet like that man. TECH Fanatic
iTrader: (1)
Joined: Apr 2006
Posts: 1,097
Likes: 0
From: Fort Worth / Crowley / Burleson, Texas
Well, don't know if the inspector is taking into account the age of the property. If it's a new house, foundation should be covered up to 10 years.
Appliances are only warranted most of the time up to three years. If you are BUYing the property, I would buy new appliances anyway.
Electrical/Plumbing/HVAC is a different story. Depending on the problems they COULD be an easy fix. Could you get a big more specific with the HVAC/Elec trica/Plumbing?
Appliances are only warranted most of the time up to three years. If you are BUYing the property, I would buy new appliances anyway.
Electrical/Plumbing/HVAC is a different story. Depending on the problems they COULD be an easy fix. Could you get a big more specific with the HVAC/Elec trica/Plumbing?
Trending Topics
Losing their "thermal barrier capabilities" may be as simple as recaulking them.
As dry as it's been, a lot of homes are settling and causing the brick to crack. Call a mason and have the mortar pointed. If there are no cracks in the ceiling, there shouldn't be any serious foundation issues.
Home inspectors are bound by a set of rules and licensed by the state. They are required to report ANY and ALL findings, regardless of how small or trivial. Your inspection report should be pretty clear on where the questionable areas are and you should be able to assess the damage easy enough.
Home inspection is a great way to know if the home you are wanting is a deal or a dud ...
As dry as it's been, a lot of homes are settling and causing the brick to crack. Call a mason and have the mortar pointed. If there are no cracks in the ceiling, there shouldn't be any serious foundation issues.
Home inspectors are bound by a set of rules and licensed by the state. They are required to report ANY and ALL findings, regardless of how small or trivial. Your inspection report should be pretty clear on where the questionable areas are and you should be able to assess the damage easy enough.
Home inspection is a great way to know if the home you are wanting is a deal or a dud ...
LS1 Tech Stories
The Best V8 Stories One Small Block at Time
6 Common C5 Corvette Failures and What's Involved In Repairing Them
Pouria Savadkouei
Retro Modern Bandit Pontiac Trans AM Comes With Burt Reynolds' Autograph
Verdad Gallardo
Top 10 Greatest Cadillac V Series Performance Models Ever, Ranked
Pouria Savadkouei
Top 10 Most Powerful Chevy Trucks Ever Made!
Hennessey's New Supercharged Silverado ZR2 Has 700 HP
Verdad Gallardo
Coachbuilt N2A Anteros Is an LS2-Powered C6 Corvette In Italian Clothes
Verdad Gallardo
Awesome K5 Blazer Restomod Comes With C7 Corvette Power
Verdad Gallardo
10 Camaros You Should Never Buy
10 LS Engine Myths That Refuse to Die
Verdad Gallardo Sure! Here's the list of problems other than the foundation and window seals, which I've mentioned previously:
electirc was, no ground fault circuit interrupter protection for all recommended electrical outlets in the kitchen, wet bar, garage or the out side
living area floor outlet was not installed square with the cover and the outlet is not accessible
stairway light didn't respond to the control switch
heating, the filter is missing from the upstairs unit.
plumbing
water leak under the wet bar sink at the drain
master bath hydrospa GFCI protector was not found
cold water pressure is less than expecte at one upstairs bathroom sink
indications of electrolysis note at the water heater supply fittings evident mainly by rust and corrosion
however, no leaks are noted at this time
appliances
kitchen disposer is jammed
microwave oven operates more noisily than expected
lower oven light did'nt respond to the control switch
doorbell didn't respond to the control switch
smoke detectors were not noted in each of the bedrooms
@least 3 of the whole house intercom system speakers didn't respond to the control *****
parts missing from one automatic garage door opener and the chain is not properly engaged
the upstairs bathroom vent duct terminates in the attic
SORRY FOR THE POOR FORMATTING! It was from a GMail chat.
The house was built in 1985, 2600sq/ft, and a decent to good neighborhood. This is $155K.
Thanks for all the advice, guys! Don't know **** about the stuff myself.
electirc was, no ground fault circuit interrupter protection for all recommended electrical outlets in the kitchen, wet bar, garage or the out side
living area floor outlet was not installed square with the cover and the outlet is not accessible
stairway light didn't respond to the control switch
heating, the filter is missing from the upstairs unit.
plumbing
water leak under the wet bar sink at the drain
master bath hydrospa GFCI protector was not found
cold water pressure is less than expecte at one upstairs bathroom sink
indications of electrolysis note at the water heater supply fittings evident mainly by rust and corrosion
however, no leaks are noted at this time
appliances
kitchen disposer is jammed
microwave oven operates more noisily than expected
lower oven light did'nt respond to the control switch
doorbell didn't respond to the control switch
smoke detectors were not noted in each of the bedrooms
@least 3 of the whole house intercom system speakers didn't respond to the control *****
parts missing from one automatic garage door opener and the chain is not properly engaged
the upstairs bathroom vent duct terminates in the attic
SORRY FOR THE POOR FORMATTING! It was from a GMail chat.
The house was built in 1985, 2600sq/ft, and a decent to good neighborhood. This is $155K.
Thanks for all the advice, guys! Don't know **** about the stuff myself.
Most of that stuff is easy to fix. I had to put in all the GFCIs in my house too-it was built about the same year. A box of 4 costs about 25. The thing on my inspection I was most concerned about was the foundation and roof. They (the sellers) gave me a check at closing to cover these costs. I am very happy they took care of the larger items. Make sure if you make an offer to buy that these items are adressed. My .02
electirc was, no ground fault circuit interrupter protection for all recommended electrical outlets in the kitchen, wet bar, garage or the out side
This is just a code thing. GFI circuits are for safety and IMO a little BS but I'd still want them for code compliance and for resell. Have this addressed by an licensed electrician.
living area floor outlet was not installed square with the cover and the outlet is not accessible
This is a 5 minute fix
stairway light didn't respond to the control switch
Probably a bulb, no big deal but needs to be tested
heating, the filter is missing from the upstairs unit.
It's probably missing for a reason, investigate...maybe the owner is just dumb though
plumbing
water leak under the wet bar sink at the drain
100 Dollar deal here for labor + parts max
master bath hydrospa GFCI protector was not found
When was the house built? Sounds like it was built before GFI code
cold water pressure is less than expecte at one upstairs bathroom sink
indications of electrolysis note at the water heater supply fittings evident mainly by rust and corrosion
Request a new H20 heater to be installed by Sears or HomeDepot
kitchen disposer is jammed
200 dollar deal max if you pay for labor and parts
microwave oven operates more noisily than expected
What???
lower oven light did'nt respond to the control switch
Bulb...
doorbell didn't respond to the control switch
100 bucks max
smoke detectors were not noted in each of the bedrooms
I'd get new ones that are wired in series installed but that is just me. You can do cheaper single units for less. But seller should pay.
@least 3 of the whole house intercom system speakers didn't respond to the control *****
Not sure on this, probably under 500
parts missing from one automatic garage door opener and the chain is not properly engaged
Not sure here but probably needs a new door or some major repair, 300-500
the upstairs bathroom vent duct terminates in the attic
That's just funny, that needs to be fixed before you buy it. Nothing like pumping the smell of a fresh dump all over your stored things in the attic. LOL
This is just a code thing. GFI circuits are for safety and IMO a little BS but I'd still want them for code compliance and for resell. Have this addressed by an licensed electrician.
living area floor outlet was not installed square with the cover and the outlet is not accessible
This is a 5 minute fix
stairway light didn't respond to the control switch
Probably a bulb, no big deal but needs to be tested
heating, the filter is missing from the upstairs unit.
It's probably missing for a reason, investigate...maybe the owner is just dumb though
plumbing
water leak under the wet bar sink at the drain
100 Dollar deal here for labor + parts max
master bath hydrospa GFCI protector was not found
When was the house built? Sounds like it was built before GFI code
cold water pressure is less than expecte at one upstairs bathroom sink
indications of electrolysis note at the water heater supply fittings evident mainly by rust and corrosion
Request a new H20 heater to be installed by Sears or HomeDepot
kitchen disposer is jammed
200 dollar deal max if you pay for labor and parts
microwave oven operates more noisily than expected
What???
lower oven light did'nt respond to the control switch
Bulb...
doorbell didn't respond to the control switch
100 bucks max
smoke detectors were not noted in each of the bedrooms
I'd get new ones that are wired in series installed but that is just me. You can do cheaper single units for less. But seller should pay.
@least 3 of the whole house intercom system speakers didn't respond to the control *****
Not sure on this, probably under 500
parts missing from one automatic garage door opener and the chain is not properly engaged
Not sure here but probably needs a new door or some major repair, 300-500
the upstairs bathroom vent duct terminates in the attic
That's just funny, that needs to be fixed before you buy it. Nothing like pumping the smell of a fresh dump all over your stored things in the attic. LOL
Originally Posted by Cerebrex
Wow, thanks a ton for that detailed report. Sounds like a lot of the stuff would be easy.
I AM concerned about the nine windows and the foundation problems noted, however.
I AM concerned about the nine windows and the foundation problems noted, however.
Originally Posted by Splitz
Think of it this way. Inspection is kind of like insurance, a legal racketerring.
Basically, you could take that inspection sheet to the owners of the house and say "Lower your asking price by $X,XXX because we have to fix x,y,z". Then it's up to them to lower the price.
Basically, you could take that inspection sheet to the owners of the house and say "Lower your asking price by $X,XXX because we have to fix x,y,z". Then it's up to them to lower the price.
I had that same report regarding the windows. Im my case the house was about as old as yours and had the duel pane windows. The seal had gone bad in the window panes and they were getting foggy. It may be the same situation with yours. The seller replaced the windows for me. It not a major issue if its the same thing just looks like **** when they constantly look fogged up. I would be more on the lookout for roofing problems, foundation and major plumming/electrical.
The window thing COULD be a big deal. If they are double pane windows (two pieces of glass) they usually have something other than normal air between them. When the seal is broken you get normal air in there. I don't think you can even get the factory to fix them. New windows. Depending on what they are it could be a big $$$ thing there.
The bathroom vent into the attic could be an issue as well. As if we don't have enough humidity in Texas...if there is hot shower humidity dumping out that thing every day you could be looking at wood problems. Make sure the wood in the vicinity of that vent looks and feels ok.
The foundation....well, you may want to get a foundation EXPERT to look at that one. That could really be huge in the future.
My own experience with inspections is positive - they typically find things that I wouldn't even know to look for. On one house it would have cost us around $10k for a new a/c and heating system plus some water damage repair. We offered about $12k lower, with the owner having the option to fix the stuff themselves. The owners said no, they weren't going to fix it, plus they counter-offered with a HIGHER price than their ORIGINAL asking price
We didn't buy that house.
The bathroom vent into the attic could be an issue as well. As if we don't have enough humidity in Texas...if there is hot shower humidity dumping out that thing every day you could be looking at wood problems. Make sure the wood in the vicinity of that vent looks and feels ok.
The foundation....well, you may want to get a foundation EXPERT to look at that one. That could really be huge in the future.
My own experience with inspections is positive - they typically find things that I wouldn't even know to look for. On one house it would have cost us around $10k for a new a/c and heating system plus some water damage repair. We offered about $12k lower, with the owner having the option to fix the stuff themselves. The owners said no, they weren't going to fix it, plus they counter-offered with a HIGHER price than their ORIGINAL asking price
We didn't buy that house. TECH Fanatic
iTrader: (1)
Joined: Apr 2006
Posts: 1,097
Likes: 0
From: Fort Worth / Crowley / Burleson, Texas
Originally Posted by Overboosted
Check the taxes in the area, first year in my house, taxes alone were $3200...
DAmn, got my 9 month taxes due and it was almost $2900! 
Taxes on this house were nearly 5 grand. It was in north Arlington, and of course in AISD to answer the question.
I decided against the house after sleeping on it some.
The advice here really helped me with the decision. A big thanks goes out to everyone who offered insight and knowledge.
I decided against the house after sleeping on it some.
The advice here really helped me with the decision. A big thanks goes out to everyone who offered insight and knowledge.