on May 4th, 2010What to Expect from an Indianapolis Home Inspection
You’ve found your Indianapolis dream home, negotiated a great price and agreed on a closing date that’s right around the corner. The hard part is done, right? Not so fast! If you’re buying a home you need a home inspection. A professional evaluation of the major mechanical and structural systems of your property is a critical step in the home buying process and one that no buyer should forgo. 
What to expect from a home inspection
Whether you’re an experienced homebuyer or a newcomer to the joys of home ownership it’s always helpful to know what you can (or can’t) expect from a home inspection.
A home inspection is… a visual examination to determine the property’s present condition, based on age, and a working inspection of a property’s major mechanical and structural systems. A home inspection benefits the buyer because it can provide peace of mind and possibly a better price on the property you are purchasing. Home inspections educate buyers on the condition of the home and can minimize costly surprises down the road. If serious defects are revealed during the inspection, you have the opportunity to request that the seller make repairs or offer you a credit to make those repairs yourself.
A home inspection is not … a warranty or guarantee of future life expectancy of any or all of the components inspected. Home inspections are not intended to encourage or discourage you from buying a home. They are simply intended to give you the necessary information to make the best decision possible.
What’s expected during the home inspection process?
Your Indianapolis REALTOR®… should inform you about the value of a home inspection before a purchase agreement is written. If that important bit of information isn’t communicated, you might want to find a different agent. If you don’t think you fully understand home inspections, request that your agent provide a copy of the Metropolitan Indianapolis Board of REALTOR®’s Inspection Addendum, which gives buyers and sellers comprehensive information about the inspection process. Your agent also should provide you the names of at least three qualified home inspection companies from which to choose.
Your Indianapolis home inspector … should provide a thorough written evaluation of the property’s condition, including any potential safety hazards or possible big ticket repairs. A typical inspection includes:
• External conditions & surfaces
• Roof, attic, insulation & ventilation
• Plumbing & electrical systems
• Appliances
• Heating & cooling systems
• Foundations, slabs & floors
• Walls & ceilings
• Garage, walls & driveway
• Basement & crawl space
Additional inspections and tests such as termite and radon also may be performed at your request and at an additional cost. Some tests or inspections may be required by lenders.
You … should be present for the inspection! Before you choose an inspection company, ask if buyers are encouraged to tag along on the inspection. If the answer is “no,” find another inspector. A home inspection is not simply a laundry list of what is wrong with the home. First-time homebuyers, in particular, can benefit from a home inspection because an inspector can provide a great education about how to operate the home’s systems and give tips on improving energy efficiency and maintaining the home in general. Attending the inspection will also help you make better sense of the final written report.
Cost of a home inspection
The cost for an average, single-family home inspection varies depending upon the size and complexity of the house. An average home inspection normally takes between two and three hours. The time and cost may increase if the house is extremely large, has more than one heating and/or cooling system, etc. Most home inspection companies will provide a firm cost quotation before the inspections. The person requesting the inspection is usually responsible for paying the inspection and test fees at the time they are performed.
For more information about home inspections visit the American Society of Home Inspectors Web site.