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Home inspection questions....

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View Poll Results: Should we get the inspection?
Yes, the inspection is worth it.
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No, save your money, it's a waste.
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Home inspection questions....

Old 04-04-13, 09:37 AM
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Home inspection questions....

So, the wife and I are buying a townhouse. It's a short sale, the bank has accepted our offer, and the loan has been approved. We are now in inspection stage. For a little background, we have been living in the home for around 7 months now while the short sale worked it's way through, since September of last year. Nothing in that time major has happened to the house. Since it is a short sale, the bank is not going to pay for anything that is found to be wrong with the house. We will have insurance through a combination of our HOA and a separate policy. The inspection will cost around $300. Knowing all of this, would you do the inspection, or do you think it would be a waste of money?
Old 04-04-13, 09:43 AM
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Re: Home inspection questions....

I still would as (generally speaking) home inspectors know what to look for about things you may overlook. More of a peace of mind type situation.
Old 04-04-13, 09:43 AM
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Re: Home inspection questions....

Would you be able to back out of the deal if something major came up on the inspection? Inspections aren't necessarily to catch obvious things. If there are dangerous wiring conditions, structural deficiencies, etc. are those something you would recognize? Are you willing to be on the hook for them long term? Can you find out if one was done the last time it sold? If so, chances are there isn't anything major.
Old 04-04-13, 09:57 AM
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Re: Home inspection questions....

I would think that if they're only in the inspection stage they could still back out if something major was found. I don't know if living there for 7 months already effects anything though.
Old 04-04-13, 09:57 AM
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Re: Home inspection questions....

Get this guy to do your inspection:

Old 04-04-13, 10:08 AM
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Re: Home inspection questions....

Get the inspection, its money well spend. I had an offer in on the house, inspection showed, damage to the roof, rafters, and most importantly active termite damage. What the seller told us was "wood rot" was termite damage.
Old 04-04-13, 10:12 AM
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Re: Home inspection questions....

Originally Posted by Nefarious View Post
Would you be able to back out of the deal if something major came up on the inspection? Inspections aren't necessarily to catch obvious things. If there are dangerous wiring conditions, structural deficiencies, etc. are those something you would recognize? Are you willing to be on the hook for them long term? Can you find out if one was done the last time it sold? If so, chances are there isn't anything major.
This is the key.

If you can back out of the sale, then sure get the inspection. But if you can't, I'm not sure worth while since you are having to pay for repairs anyway.
Old 04-04-13, 10:19 AM
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Re: Home inspection questions....

I vote for inspection even if you can't back out. They may find issues that you weren't aware of. If you aren't aware of it you can't fix it.
Old 04-04-13, 10:45 AM
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Re: Home inspection questions....

What is the percentage of the $300 to the house value?

Seems to me to be well worth it.
Old 04-04-13, 11:26 AM
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Re: Home inspection questions....

I have no interest in ever purchasing a home and even I think a $300 inspection is worth it.
Old 04-04-13, 11:31 AM
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Re: Home inspection questions....

Some more information: the house was built in 2008. It has had one owner, and we are very good friends with the previous owner, so there is nothing hidden.

Also, we bought the house for $120,000, it appraised for $151,000.
Old 04-04-13, 11:42 AM
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Re: Home inspection questions....

So you're already ahead - spend the $300!
Old 04-04-13, 11:47 AM
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Re: Home inspection questions....

Yeah, technically a home that new shouldn't have any issues, but $300 for piece of mind on a $120k investment is peanuts.
Old 04-04-13, 12:36 PM
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Re: Home inspection questions....

It's worth the money if you have an inspector that knows what he/she's doing. There are a lot of yahoos out there that don't know what they're doing, which can screw you for paying them and also for missing something important that a good inspector would've caught.
Old 04-04-13, 12:44 PM
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Re: Home inspection questions....

Hmm, how many sq ft is that?

Honestly, most of the time inspections just point out minor things you don't care about, but sometimes they do find something major like roof damage. Also, don't waste money on a home warranty, way too limited and not worth it.
Old 04-04-13, 01:09 PM
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Re: Home inspection questions....

~1800 square feet, 3 bedrooms, 2.5 baths, 2 floors, 2 AC units. The entirety of the outside of the house, including the roof, is covered under our HOA policy.
Old 04-04-13, 01:18 PM
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Re: Home inspection questions....

Wow, 1800 sounds big for a townhome.

Not sure I understand, homeowner association fee covers roof damage? I think that's typical for condos, didn't know townhome fees covered that too.

What about sinkholes? I know the Tampa area has a bunch of those.
Old 04-04-13, 01:32 PM
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Re: Home inspection questions....

Originally Posted by Ranger View Post
Wow, 1800 sounds big for a townhome.

Not sure I understand, homeowner association fee covers roof damage? I think that's typical for condos, didn't know townhome fees covered that too.

What about sinkholes? I know the Tampa area has a bunch of those.
Condo and townhome is the same thing.

I voted YES get the inspection and FYI if you were in CA, or many other states, it would be required.
Old 04-04-13, 03:41 PM
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Re: Home inspection questions....

Condo and townhome are not technically the same thing, at least according to what our realtor said.
Old 04-04-13, 03:51 PM
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Re: Home inspection questions....

Originally Posted by Quake1028 View Post
Condo and townhome are not technically the same thing, at least according to what our realtor said.
not technically, but usually functionally they are for exterior issues.
Old 04-04-13, 04:03 PM
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Re: Home inspection questions....

If you have the right person...TOTALLY WORTH IT.

We almost bought a cosmetically beautiful 2 unit last year and when we had it inspected:

1. The wiring was "Ancient" in one unit...the materials and Junction box were banned in CA back in the 60's.
2. We discovered when he looked under the units that at some point they had burned down and were rebuilt but only in a cosmetic way. It literally looked like one of those Public Park BBQ grills. There was grey cinder dust and burnt wood under the units going as far as the eye could see.
3. The house had tons of mold and termite damage. They had spread a bleaching powder agent under the home to cover up the black mold. Mold can be be very DANGEROUS depending on what type.
4. The Floors of both unit were "suspect" in terms of safety
5. The water going to the lawn was piped in a way that would allow contaminants from the lawn to enter the house water system. I believe it's illegal in CA to do it this way.
6. He used an Xray type handheld that showed that the wall insulation in one unit had shrunk down into the bottom of the walls. He believed it was related to the fire.

He found those things listed and tons of other things that we would have been ROYALLY SCREWED by if we had bought that property and had rented to someone. They could've sued big time.


We backed out within a couple hours of this inspection. They tried to get our report but fuck that...you're not going to get our report for free.
Old 04-04-13, 07:10 PM
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Re: Home inspection questions....

If your offer is contingent on the inspection definitely do it. If your offer is not contingent on the inspection, then it's up to you, as you won't be able to back out. Either way a good idea to do it.
Old 04-05-13, 08:08 AM
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Re: Home inspection questions....

Originally Posted by Quake1028 View Post
~1800 square feet, 3 bedrooms, 2.5 baths, 2 floors, 2 AC units. The entirety of the outside of the house, including the roof, is covered under our HOA policy.
That may be how it works for you, but when I owned a townhome (in MD), exterior was my responsibility. HOA only covered common areas like the parking lot and sidewalks, and open space.

Also, insurance doesn't cover everything. For example, insurance won't cover fixing wiring problems. It will cover a fire caused by those wiring problems (in most cases), but you really don't want to get to that point, right? And your homeowner's insurance isn't going to cover issues that occurred before they covered the home.

Since you've been there a while, you probably have a good idea of the what issues a regular inspector is going to find, so a generalist might be a waste of time. You might want to have a few specialists take a look, though. I'd have the HVAC, roof, and electrical checked.
Old 04-05-13, 09:30 AM
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Re: Home inspection questions....

If you're gonna go the individual route, I'd have the plumbing scoped too. That problem cost us a bunch.
Old 04-05-13, 11:33 AM
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Re: Home inspection questions....

Originally Posted by Duran View Post
That may be how it works for you, but when I owned a townhome (in MD), exterior was my responsibility. HOA only covered common areas like the parking lot and sidewalks, and open space.
while it does depend on the HOA, most townhome HOAs cover exterior stuff, in order to present a uniform appearance.

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