HOME INSPECTION DENVER
A Crucial Stage
The home inspection stage is crucial when buying or indeed selling a home. From a buyer perspective it is one of your only, and best opportunities to physically investigate the condition of a home. In the Metro Denver Market, you have very little time to think about and investigate the home you love. If you’re getting a home inspection Denver, then check out the answers to questions we hear most from our clients.
Jerry, how do I find a great inspector?
Your real estate agent (cough Jerry!!) should have 2-3 recommendations. So, what should you look for? 1. Report style. Most reports have a tick the box format stating the condition of an item. While useful, I prefer to see this with actual sentences providing some further insight. Keep in mind the reluctance of inspectors to do this. 2. Cost. The better inspectors typically cost more. A $300-400 home inspection Denver is on the low side in the Denver area. My clients typical pay $500-$700 and it is money well spent. 3. Reviews. Check out online reviews, their website and ask for references.
How does it work Jerry?
After you get into contract you have a set number of days to conduct your home inspection. You can pick any inspector they wish. The inspection is scheduled, working to suit buyer, seller and inspector schedules. The buyer can be present at the inspection or not. I recommend being there for the last 20-30 minutes so you can meet the inspector and get a verbal summary. Your agent should be present for the whole inspection. They can last 1-4 hours depending on the size of the home. Most inspectors will have the inspection report to you within 24-48 hours. Inspectors are very busy in the Denver area so scheduling needs to be done quickly and some flexibility shown on time.
After you receive the report it should be carefully reviewed and the next steps discussed. Depending on how you feel about the report you have three options:
- Pull out of the deal.
- Move forward with the deal. Next up appraisal!!
- Ask for repairs, credit of closing costs or reduction in list price or a combination of them.
1 and 2 are self-explanatory. 3 will likely involve negotiation and possibly further inspections and contractor bids.
In general, it is worth asking for something. The worst the seller can say is no and you can still move forward with the deal if you wish.
If all parties come to an agreement the deal moves forward. If not, the deal fails, and you go back on the hunt. In the current Denver area market, the seller has most of the power with a line of back up buyers should the current deal fail.
What expectations should I have?
While the inspection report offers valuable detail on the condition of a home it is still limited. For example, the inspector cannot cut into the walls to check wiring or insulation quality, nor can they open up the roof or know of previous damage to the home that’s not visible.
Keep in mind the seller legally has to disclose known defects. This information generally comes to buyers through the Seller Disclosure form. It can be an extremely helpful form, but you should also rely on what the inspection tells us and anything else we can find out (permits, title history, chat with neighbors etc.).
Home Inspection Denver Checklist
This is not an all-inclusive checklist but it is a helpful insight into what is included in an inspection report and what to look out for.
Look for cracking and sinkage around the home and in the basement. Are there large trees damaging the foundation? Do the floors seem level?
Walk the lot looking for soggy spots and look at the grade of the land. Does the water drain away from the home? Is there a slump pump? Any evidence of ponding or flooding? Is the bottom of the garage door/trim soft?
Look for signs of dampness and odd smells indicating possible moisture or mold. Good inspectors have moisture readers and some will offer additional mold inspection options.
A potential big-ticket item. How old is it? Any soft patches? Is it clean? Are the gutters cleared?
Any signs of leaking? Is the insulation sufficient? Any evidence of pest activity? Are there shingles missing? Is the flashing professionally installed?
Has it been recently painted? What type of siding is used? Some siding is known to be defective.
Do outlets and switches work? Is the panel wired correctly? Are the outlets grounded? Are there electrical permits?
What material are the pipes made of? Consider adding a sewer scope inspection where they put a camera down the sewer line to assess its condition. It costs about $180 and is well worth it. Any leaks? Any weird noises?
If included the inspector will run all the appliances (dishwasher, refrigerator, oven, stove, washer, dryer etc.) Any leaks? Are they well maintained? Any warranties?
- Systems and Ventilation
Does the house smell? How old is the furnace? Does it provide sufficient heat? The inspector should have a temperate radar gun clearly showing the changes in temperature. Are the exhaust fans working and correctly installed? Is there hot water and how is the pressure.
When you get the report it will likely feel overwhelming and have issues you didn’t notice from your showing. You should distinguish between minor issues such as chipped tile, socket not working, old carpet from big issues such as mold in the attic, roof nearing end of its useful life and issues involving health and safety.
Ask yourself how much would its cost to fix the issue and if in the overall scheme of things its worth losing the home over. Your agent is a guide and should provide context, troubleshooting and direction.
I’m happy to answer your questions and would love to hear of any interesting home inspection Denver stories you may have, good or bad!!