We have all heard the saying . . . Location, location, location. Well, there is another phrase that is just as important to remember when buying a home . . . Inspect, inspect, inspect.
As a Realtor specializing in old homes I cannot reinforce enough how important it is to learn about your future home! The best way to learn about your home is through inspections. While no home is perfect, older homes are extremely vulnerable to wear and tear, mystery upgrades, various alterations, and differed maintenance. In fact most older homes if built today, would not pass today’s building code standards. Does all this mean that there is something wrong with all of the older homes on the market? NO! Older homes possess a unique charm and individual craftsmanship that is lost with today’s modern tract style home.
Once you have entered escrow to buy a home, the seller is contractually obligated to make the property available for you to conduct investigations. The seller is not obligated to pay for such investigations or to correct defects discovered during such inspections, but must allow for them to conducted.
If the walls of these old homes could talk . . . oh what a wonderful story they could tell . . . . If you are thinking about buying an older home (40 years and older) one needs to understand the uniqueness of the home and the importance of learning about its own personality. It is important to know that just because something is a required code in a new home does not make it wrong or illegal in an older home.
No two homes are alike.
Choosing a Home Inspector. Make sure they are certified and or licensed with the State. In the state of California anyone can claim to be a home inspector…you, me or the counter person at Starbucks. Home inspectors are not required to have a license. It is very important to make sure that you employ an inspector that has a background in the building trades such as a licensed contractor and are certified through the California Real Estate Inspector Association (CREIA) www.creia.org A good home inspector should provide you with a typed report outlining their findings together with photo documentation. Buyer beware. You get what you pay for with a home inspection and this is not an area you should cut costs on. Typical costs will run you between $325 - $500. Most home inspections will take approximately 3 -5 hours depending on the size of the home.
The objective of the home inspection is to help you learn about your new home. It is not a fix it list for the seller. With that being said one should note that items related to health and safety and those that are found to be non operational are those typically submitted to the seller for repairs. In terms of the other findings on a home, a good rule of thumb is that if the seller wanted to fix those pesky little cosmetic flaws they would have mostly likely fixed before they put the house on the market. And no, it is not the sellers responsibility to bring the home up to code. Millions of homes are sold everyday as is and not to code. Many of these homes have been fine for several decades just as they are and will continue to be for many years ahead.
So you ask . . . what does the seller have to do with regard to inspections? Absolutely Nothing! A reasonable seller should be willing to make repairs and or allocations for health and safety items and correct items found to be nonworking. |
| The most common inspections for older home are: |
| • PEST INSPECTIONS • |
Typically paid for by the seller. Although the name says pest they do not check for rodents. Pest companies are looking for termites, beatles and wood destroying fungus aka dryrot. They will not check or verify for mold. |
| • SEWER INSPECTIONS • |
Older homes are extremely susceptible to at one time or another having a failed sewer line. When you take old galvanized pipes and through in some old trees, you can get broken pipes. This a simple inspection that will tell you if your pipe has collapsed and or it plugged. Tree roots in pipes are common and does not necessarily mean that the pipe has failed. These inspections should be conducted by licensed plumbers and will range between $90 - $185. |
| • ROOF INSPECTIONS • |
Important to gage the life left in the roof and necessary if one is to obtain a 2 year roof cert. |
| • POOL INSPECTIONS • |
Paid for by the buyer if there is a pool. If there is a garden hose in the pool . . . be suspicious |
| • MOLD INSPECTIONS • |
Three truths about mold. Mold is everywhere. All Mold is black in color. No home is immune to Mold. Today’s media has placed great fear in the minds of many about mold. Mold is a naturally occurring substance that bears names. Some are warmly received like penicillin others like mildew are considered an annoyance. For decades people treated mold by eliminating the water source, removing the affected area and getting on with life. With today’s litigious society mold is not something that people treat lightly. If you are one of the people who are seriously allergic to molds, then it is in your best interest to stay clear of homes where mold is or has been present. Most mold test are only done when there is a suspicious area that indicates further investigation. Tests costs from $250 – $750 |
| • PROPERTY SURVEYS • |
Typically only done when the boundaries of a property are in question |
| • LEAD PAINT • |
If the home is built before 1974 you can pretty much be assured that there is lead paint. If it is a concern to you I recommend that you not eat the walls and or any pealing paint. Most of the lead paint found in homes is buried under layers of latex paint and is well sealed. However if this is an issue that will cause to loose sleep at night, then by all means get it tested . . . you might want to think about buying a newer home.
Asbestos -
Yes, asbestos is also a naturally occurring substance. Up in El Dorado Hills there are certain subdivisions that have fairly high levels of naturally occurring asbestos in the dirt. With older homes it is fairly common to find asbestos used as attic insulation, floor tiles, popcorn ceilings and protective covering for heating ducts. |
| • SEXUAL OFFENDERS DATABASE • |
Please protect yourself. It is your responsibility to protect you and your family |
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| 916.799.4835 |
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