Delaware Real Estate and The Importance of a Home Inspection - So why get a home inspection? The answer to that question should be pretty obvious. You want to protect your investment and not be walking into a bundle of problems after you settle on your new home. That's what the inspection is there for, not to mention the educational experience it can be for learning how your home works, how it is built and how you will operate and maintain it.
The Home Inspection Experience
Normally, when you work with a Realtor® and the agreement of sale is finalized the Realtor® schedules the home inspection around your schedule, the seller's (assuming the property is occupied) and of course the home inspector's. The inspections are typically set up early on so they are negotiated early on in the transaction and the contingency is satisfied. A good home inspector will take the necessary time to answer your questions during and after the home inspection (even after the closing) and sit down with you on the spot to go over the report and elaborate on any areas of question or concern. They will cover all the major systems, roof and all exterior...everything without going behind closed walls, unless warranted and agreed by the seller. Most home inspectors will do their own radon testing or have their own subcontractor do it and that is also a contingency that is there to protect you. Additional inspections are available (not always by the same home inspector) such as Septic, Well, Swimming Pool and Specialized inspections.
You should be present if possible for all inspections, you will learn a lot and it pays to see everything first hand.
New Construction
Don't be afraid to ask for an inspection on new construction. Even though the home is new, we have often seen items that were improperly done such as electrical and sometimes plumbing. In new construction, the builder generally has their own agreement of sale (without an inspection clause), but a good Realtor® can come up with some language that will protect you from major defects.
Negotiations
Assuming there are repairs and there usually are at least a few - once the seller signs off on them, the contingency is satisfied for clearer sailing towards the closing. Repairs are negotiable by either the seller making the repairs or by monetary consideration agreed by both parties. The seller is not required to make any repairs, however, if you as the buyer are not comfortable with their response, you can say "Thanks, but no thanks" and get your deposit back and move on. Most of the time it gets worked out, but remember, as a buyer, to ask for reasonable repairs and not nit pick as this can alienate the seller and send the deal south. It's not intended as a "laundry list" of repairs, but is there to protect you from repair items that you're not comfortable moving forward with. In the case of an "as is" property you can still DO a home inspection, however, make sure that you supersede the "as is" clause by enforcing the escape clause.
Delaware real estate and the importance of a home inspection!
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