You should always do a home inspection both with existing homes and with new construction! Never give up your rights to an inspection to move along a sale without thoroughly thinking of the consequences. For REO's and foreclosures you can do the inspection before making that offer.
But Lyn ...... that will cost me money and I don't have the house yet? Yes, and if the house turns out to be a bad choice, it will be the best money you could have spent! NO SURPRISES, that's my mantra!
Don't hire your brother-in-law to do the inspection or your friend's buddy without them being a licensed professional. Don't pick one out of the phone book with your index finger! Ask for references or get a referral from someone that used that professional recently.
This post was written by John Mulkey from Waleska Georgia who gives his great advice on Home Inspection Issues. I couldn't have said it any better or given any better advice. Enjoy.
Via
John Mulkey, Housing Guru (TheHousingGuru.com):
Regardless of whether you’re buying a new home or a resale, you’ll want to have that home thoroughly inspected by a competent home inspector. All homes will have some hidden defects, and it’s the job of the inspector to discover as many of those as possible. I’m not referring to the superficial or cosmetic defects that you’ll find during a new home walk-thru. The kinds of problems you want your inspector to point out are those with the potential to create significant problems and which may be expensive to correct.
When I was building houses I often dealt with trusting buyers who would tell me, “I have confidence that you did a good job, why should I waste money on a home inspection? And my answer was always the same, thanking them for their confidence, but suggesting that they get an inspection for the reasons I’ll outline below:
• New homes need an inspection just the same as resales. While many consumers assume that a new home that has recently been issued a certificate of occupancy by the local building authority needs no further inspections, the opposite is true. City or county inspectors have little time to dedicate to each home and often give only a cursory inspection, looking for major or obvious issues. Building authority inspectors spend only a few minutes evaluating a home, whereas a home inspector may spend 3 or 4 hours in the same home. Most importantly, the municipal building inspectors are NOT responsible for their mistakes or oversights.
• Some buyers have friends or relatives who may be current or former contractors (there are currently lots of FORMER contractors) and the friend may be willing to provide an opinion on a home you’re considering. While such an opinion can help to rule out potential purchases, it shouldn’t be considered an inspection. Unless the person is a CERTIFIED HOME INSPECTOR, their opinion, while helpful, should never cause a purchaser to forgo a true inspection. The person inspecting the home should be certified, licensed, and should carry ERRORS AND OMISSIONS INSURANCE; anything less leaves the buyer exposed to unnecessary risk.
• Professional home inspectors will conduct an inspection of all the major areas and components of a home and will provide a detailed list of their findings. Such a list not only gives the buyer ammunition for the negotiating process, but it also alerts them to the potential for future expenses.
So why should you waste money on a home inspection? The money is far from wasted. In fact, it’s an investment with the potential to pay a greater return than that of the home. Not only will an inspection help insure against serious unseen problems, it can provide peace of mind and assurance that you’ve taken the steps necessary to protect your investment.
The Housing Guru: The one source for all your housing questions
;)
;)
Lyn..I agree. Surprises are great for Birthdays and Christmas...but not in a home a week after you move in.