I've Inspected 4,000 Homes. Here Are 7 Things That Still Suprise Homebuyers.
A brand-new Roof can be worse than a 20-year-old roof. That can be a big surprise when a home has a newer roof covering installed and due to installation errors likely will not stand the test of time. Recently I had a home with a brand-new roof the homeowner installed themselves. For the record I have no problem with this and think that DIY is the way and that our society has gotten away from it driving costs, anyways. As an inspector I cannot see all stages of installation, but what I can see on the surface was low nails, improperly staggered joints, and nails that were not set on the prior course causing them to force through the single above. This roof was so new the materials were still outside on the ground. This was a tough situation, and I can only hope that I clearly convey the condition to the new buyers. Don't just assume brand new = good to go.
A finished basement can hide more problems than an unfinished one. I find basement problems and cracks all the time. In our area with expansive soil and freeze thaw it almost feels inevitable. When I inspect an unfinished basement with damage to it, I often think if this basement was newly finished would I be able to tell there is a problem. The answer often times is - no. When you build out the basement and frame wood walls inside the masonry walls, that can cover up a lot of problems. Another aspect is the basement is finished years ago and prevents anyone from knowing a developing problem is occurring. New owner comes in and decides to remodel and uncovers a problem no one could have predicted. Consider stored items in basements as well. I've been in plenty of unfinished basements that are so stacked with stuff you could not guess the condition of every wall if you wanted to. My favorite basement to inspect is one that is unfinished and has nothing impeding the view of the walls or other structural components. As with anything, we use clues and tricks to build our confidence with these finished basements, but you can't inspect what you can't see. Inspecting a finished basement requires all 5 senses and don't ignore any clues.
A house can have working plumbing and still need thousands of dollars in sewer repairs. I'm going to be bold with this statement. If you buy a house in this area without scoping the sewer line, it's a DUMB move. Plan for $7,500-$10,000 in potential repairs. I'm not trying to scare anyone but the number of failed sewers I see is staggering. Some municipalities require a lateral line inspection or "sewer scope" at the point of sale. This often falls to the seller to have completed satisfactorily prior to the sale. A pain in the ass if you are the seller but great for buyers. DO NOT confuse this with an I&I inspection, which is ALSO required in some municipalities. This is not the same thing. Roots, collapsed lines, deck footings through sewers, you name it. I only stress this because it's so common and so expensive and potentially invasive to repair. Another consideration is how and where the city sewer connection is. If you have a 1000' long driveway this is different than a house on a city street with a municipal sewer near the curb on your side of the street. Educate yourself. Don't sleep on septic systems, your dream country house is amazing, but often relies on a subsurface sewage treatment system to get rid of the waste. Most counties require inspections, but Carlton County does not at the point of sale in most cases. Buyer beware, talk to an inspector, designer or installer as well as the county to learn more about these systems. They too are very expensive to replace.
Some problems start outside the home. Proper grade away from the house to drain that water away is a must. Even if you have a slab home saturating the ground near the home is not good for any foundation type. Gutters can plan an integral role keeping that water flowing away from the home. Have a wet basement start outside first by installing gutters and getting the ground to slope away from your home. Large, mature trees can also be expensive to remove and consider budget for this as well. Trees can damage property, cause injury or even clog up your sewer with roots.
A home inspection is not a pass or fail test. Often times people show up, and they say well did it pass? Well, that's not exactly how I would summarize an inspection and I would be leery of anyone that does. My job would be easier though, less to explain. What I tell sellers that inquire, think of it as a property condition report, I supply the condition of the property to the buyer and it's their discretion as to whether the home will be a fit for them or not. Too many variables play into it for me to decide for someone. I'm here to offer the information and an educated opinion as to what they should do to get more information about their concerns. I've inspected bad roofs for buyers that are roofers and houses with questionable wiring for electricians.
Expensive renovations don't necessarily mean quality construction. Oh man...new work doesn't mean good work. An electrician told me once "good work takes time" and some people don't take the time. Building codes are the floor not the ceiling. Arizona has a "Workmanship Standards for Licensed Contractors" where they quantify quality work, but we are not so lucky. I'm guilty of an occasional "lipstick on a pig" project but some "flips" or past rentals are full of good enough repairs. These repairs or renovations can look ok to a layman but to a trained eye they raise concerns and do not inspire confidence. If things look a little off get the opinion of someone who may be able to help you like a experienced person you know or a home inspector. I should clarify that we are not inspecting for cosmetic defects, but tile not set right and loose or cracking is more than cosmetic and will affect the value of the home.
The biggest problems are not always the most obvious ones. Often, problems I find are hidden in attics, crawlspaces or determined with specialty inspector tools. An experienced inspector needs little more than a flashlight and a systematic process to go through a home to give a very good idea where the problems may lie. Although, that crack in the ceiling sheetrock or above a door can be a clue, most of the time is just a benign problem. Rot and damage normally are out of sight because if it were known would have been addressed already.
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