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Your Inspection Reports (Part II)

Posted By: Gary Buchanan In: Charleston SC Homes For Sale
Date: Sun, Aug 28th 2016 10:17 am

As we did last week, we are going to go over your Inspection Reports/Findings.  Today we will go over the Findings the Home Inspector found on the inside of the home. 

In order to give you an idea of what you will find on Your Inspection report, I am reviewing some old inspection reports from clients of mine.  Again we will review what I mentioned a few blogs ago all the Systems inside the home (Electric, Water, Air, Drain, etc).

  • The inside structure looks to be in good shape. The walls are not showing cracks (which could suggest foundation issues) and there are no visible signs of leaks on the ceilings from the roof structure.  A more detailed inspection of the attic should also be done to verify this.  The walls were a combination of wood plank paneling, plaster and drywall.  The ceiling was plaster in most places and then drywall where updates/additions were done over the many years.  There was “popcorn” on the ceilings in most area (something people liked a long time ago, but still done today in new homes).
  • The overall Plumbing looks to be in good shape. There were no leaks found and there are no visible lines that look to be made of Polybutylene.  This type of pipe is proven to break/crack and cause leaks over time.  Homes with this type of pipe are hard to insure, so be very careful to get this checked if you go through a home inspection.  I look for Copper Pipes coming out of the walls.  Other varieties are PEX and PVC.
  • The electrical system is another story. It is very common (as stated in previous blogs) to have old electrical system in your house.  In this case, it looks like the box has been upgraded (good thing), but very old electric wire and junction boxes exist.  Is this a show stopper, No.  You will have to consider this in your overall costs though.  You might do some updating at the beginning, then add things over time.  Get all the kitchen/bathroom receptacles updated for GFCI.  This may require pulling of new 3 wire grounded lines, so get some estimates from your contractor.
  • The Flooring looks ok and no major structural issues are seen by the inspector. There are areas that seem to have been moist over time and you may have to verify proper drainage of rain water outside.  In this case the home is on a concrete Slab, so the concrete likes to retain/absorb water, which then can leach into your floors.
  • Carpet is in OK shape, and looking under it finds nice old wood flooring. You may want to consider removing the carpet (for sure) and getting the floors in these areas sanded and refinished.  Talk to a local flooring contractor.
  • Interior Doors were old hollow wood doors (not solid wood). They are all operational and closing/latching properly. 
  • Your inspector will look for CO and Smoke detectors and will not provide any real details, as they suggest you consult your local fire department. The systems in this house happen to be all on battery power and are not connected electrically, so you should consider adding this to the electric upgrade project.
  • All the appliances seem to be in working order. Your inspector will go around and test each one (stove, lights, fridge, water heater, dishwasher, fans, etc.).
  • The Attic is now checked out. The inspector notices a lot of blown in insulation and suggests to add more in some areas as it was spread a bit uneven.  The roofing looks in OK shape and no visible signs of water or structural issues. The inspector more than likely will Not crawl around the attic as there is too much risk for them, so they will most likely do a visual from the access point. You should get some idea of age by looking at the Sellers Property Disclosure.  If they are not aware, then it is probably quite old and close to end of life.
  • The HVAC system is visually and operationally tested. This should be considered a Basic inspection and not an exhaustive inspection.  If you have concerns after the Home Inspector is done with his/her Basic inspection, then you should get a professional HVAC vendor out to do the exhaustive inspection.  In this case the Cooling is working and the heat is working as well.  The ages of the units can be found by looking at the stickers/plates on the units.  You should also have a Sellers Property Disclosure giving you some idea of the age.  You should consider replacing if over 15 yrs old, as there are new safety enhancements that come with newer systems.

Ok…..that is enough for today.  I hope you have learned something.  I think one thing to learn is that a Home Inspector is Not the Final Say on what shape the home is in.  They help you understand if the home has blatant issues or minor issues or no issues.  In most cases there will be something on the Home Inspection for you to consider and decide to get an expert in to review.  Also note, that any home can be “picked apart” on issues.  The question is What Is Your Plan..?  Do you want to be stern on All Findings and Back-out of the contract or are you willing to accept some of the issues and then discuss sharing of expenses with the Seller.?  It is Your Choice on how you want to proceed, noting you are still within the Due Diligence Period.  After DD, you are buying the home As-Is.

Next week, we will review your HVAC Vendors report and we still have to go over the CL100 Inspection and overall building contractors Rehab findings/quote.

Gary Buchanan/Realtor® w/AgentOwned Realty - gary@garybuchananrealty.com              843-647-7743