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Overview of Inspection  Before you sign your name on the dotted line for a new home, make sure that what you are getting is what you bargained for by having a thorough home inspection. It is what you can't see – buried home heating oil tanks, asbestos insulation, lead paint, inadequate plumbing—that can cause the biggest headaches. A fireplace might be said to be "working" but is it safe? Asphalt shingles installed on roofs in the 1970s have been known to develop cracking due to a design problem so age, although a factor to consider in the working components of the home may give a false sense of security. The cost of replacing a leaking underground oil tank can be as high as $10,000 so have an inspector check tanks that are 20 years or older. Home inspection has come to play an increasing prominent role in the home purchase process. It has evolved since the 1970s as a way to protect home buyers by providing data to make an informed decision about the purchase and to be used as a bargaining tool in the transaction. Nationally, almost one-half of home sales now include a home inspection according to the American Society of Home Inspectors (ASHI), the oldest and most respected trade group for home inspectors. The provision for a home inspection is such a common contingency that it is included in many preprinted contract forms.What about buying brand new construction? Since the home has to meet building codes and would have a building inspection performed before you moved in it may seem that you could skip an inspection but it might be a penny-wise, pound-foolish decision. The key times for inspections on new construction are after the foundation or footings have been poured, after the rough framing has been done, and an overall review at the end of the construction to help with the final "punch list". The last visit may be the most important as the builder faces the pressure of getting the home finished. He may cut corners or make mistakes because of the deadline. Take advantage of Seller Property Disclosure forms used by home sellers to provide information about their homes. These disclosure forms are voluntary in Massachusetts but used by many real estate firms. It is also expected that use of these forms will reduce the number of lawsuits based on misrepresentation or failure to disclose defects. Real estate companies who require sellers who list with their firms to provide seller disclosure forms do so, primarily, to limit the broker's liability.  Seller property disclosure forms force home sellers to review their property information and think about things like how long ago they put on that "new" roof or replaced the heating system. The home inspection will help you get a true picture of the condition of the home but seller information can be very helpful. Home sellers who kept good records of repairs and renovations and are willing to share the information can fill in some of the blanks for the home inspector as he analyzes the home's major systems and components.
Sellers sometime learn to live with problems that home buyers would not find acceptable such as an inadequate electrical system or a malfunctioning heating or air conditioning system. Some other areas of the home deserve a hard look. Check for basements cracks or noticeable defects, the condition of mortar in bricks or cinder blocks, signs of rot or termites in the wood structural members or sill plates, the adequacy of the hot water heater (30 gallons for 2 people, 40 gallons for 5 people), water pressure, roof leaks, etc. A thorough home inspection will address many environmental issues concerning home buyers today: radon, lead paint, asbestos, termites, UFFI (urea foam formaldehyde insulation used during the 1970s). Accompanying the home inspector during the inspection is the best opportunity to learn about the home's features and maintenance. It is particularly useful for first time home buyers who have not had experience taking care of a home. Plan to set aside half a day for the process, as a comprehensive inspection should take several hours.
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