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January 30, 2009
House Inspection-What to Expect?
We've had an offer accepted on a house in Prospect Lefferts Gardens and are having it inspected next week. It was built in approximately 1910, and seems (to our untrained eyes) in pretty goo shape. Seller has told us when all major systems have been updated. What kinds of things should we be asking the inspector? What kinds of things are routine in an inspection (if anything)? What do we need to make sure they look at? We have kids so will definitely ask about lead, but what else?
Comments
With any house built around 1910, you should expect lead paint. Routine house inspections don't test for it; it's an assumption. As for other questions, there's a good list in the _Old House Journal Guide to Restoration_ that you may want to check out:
http://www.amazon.com/Old-House-Journal-Guide-Restoration/dp/0525935517
Good luck, and welcome to the neighborhood!
Posted by: carrie m at January 30, 2009 7:16 AM
Don't be syrprised if the inspector comes up with a 5-10 page report of things "wrong." Most of these would be thnings that would be found in any house such as some cracked plaster, leaky windows, etc. Its his job to point out absolutely everything possible. Focus on anything major that he considers "structural" like termites, sagging beams/joists, a leaky roof.
Posted by: daveinbedstuy at January 30, 2009 8:06 AM
Don't sweat the small stuff, it's common. Be concerned about major items like the boiler, w/h if old and what dibs said. Some buyers go as far as to test electrical outlets for polarity, may be a good thing to test if they work. Low water pressure may be a danger signal of old pipes.
Read the lead-in-bathtub thread below for my perspective.
Posted by: cmu at January 30, 2009 9:54 AM
Dave is exactly right. You're paying this person to find as many things wrong as they can. So it will probably be an extensive list. We took our report and renamed it "the to-do list". We started with anything structural (new roof, re-pointing, new fusebox) and are slowly moving along to things that should be repaired/replaced but are not in any imminent danger of collapse (asbestos on pipes in largely unused basement, repairing staircase, replacing old windows). Then lastly cosmetic (cracks in plaster, etc.)
It's an old house, there will undoubtedly be things wrong with it. Just prioritize the important things. Get a loose estimate as to what the approx. costs of repair would be and use them as a negotiating tool with the sellers and take it from there.
Good luck!
Posted by: TownhouseLady at January 30, 2009 10:59 AM
Our inspector from Coull Engineering was such a slacker (or trying to be too helpful to the brokers) he not only failed to provide us with pages of notes like others here got from their inspectors, he didn't mention some very obvious things that were in plain sight he never should have missed.
So my advice would be do your own inspection too on inspection day, don't just watch what the inspector is doing. If something concerns you ask the inspector about it and ask the homeowner about it too if it concerns you enough.
Congratulations btw!
Posted by: traditionalmod at January 30, 2009 2:42 PM
A great inspector should be finding as many things wrong with the place as they can, electrical, heating, structural, roof, stairs, mold and so on. All of this information will give you a greater hand at the negotiating table with the buyer. You will gain a greater hand to present when asking for credits or adjustments. In the least, this report should give you a clear picture of the property real condition, amount of work needed to fix it up and weather you want to take something like this on. When buying our place, we got a 99 page, in depth, detailed report from Heimer Engineering. Believe me, when the report is done right, it is money well spent.
Posted by: brownman at January 30, 2009 3:57 PM
We've used Heimer several times, and they are very thorough.
As mentioned, it's the big issues you need to be most concerned about. Go with the inspector and ask questions. It's a good way to learn about your new home.
Posted by: buttermilk channel at January 30, 2009 5:33 PM
Thanks for all the helpful suggestions and insights everyone!
Posted by: backeast at February 2, 2009 12:24 AM
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