During a Columbia SC home inspection, it’s not unusual for issues to arise which need repair or replacing. Many times, it can mean a return to the negotiating table so the buyer and seller can hammer out the details of who’s going to fix what – or how much of a credit the seller is planning to give the buyer. When a home inspection discovers items needing to be addressed, consider these three tips to negotiate repairs.
Ask the seller to give you a credit for the cost of the work to be performed. There are several reasons for asking for a credit rather than having the seller have the required work done. First and foremost, the seller has likely lost interest in performing work on the home, regardless of the findings of your Columbia SC home inspection. After all, the contract is signed and even though there are issues pending that need to be negotiated, most sellers are too focused on buying and moving into their next home. Secondly, if you can get the seller to give you a credit against the sales price you can use that additional savings to have the work done yourself – with you being the new homeowner and with the work being done to your satisfaction. Thirdly, with a credit at closing the issue of repairing or replacing certain items falls squarely on your shoulders, keeping it simple and not involving the seller to ensure the work was being done.
Consider long-range planning. Keep future repairs or renovations in mind when negotiating with the seller. For example, if there are water stains on the ceiling that occurred as a result of a leak, ask the seller for a credit to repair both the leak and repainting or repairing the ceiling. You may elect to repair the leak, but put off fixing the stain until later – especially if you know you’re going to replace the existing stippled ceilings with a smoother treatment. Keep those and other items in mind as you prepare to negotiate on the heels of your Columbia SC home inspection report.
Don’t let others “see your hand.” In a card game, it’s important not to let others see your cards because it will give them an unfair advantage and change the way they play the game. Use the same strategy during your Columbia SC home inspection. If you say too much to the listing agent about your likes and dislikes or about your plans for decorating certain rooms and how excited you are, you could lose your negotiating power. The listing agent may tell the seller, and it could affect the outcome of the credit they were thinking about giving you. For example, if you tell the listing agent you plan to completely re-do the entire kitchen, the seller may find out about it and be less inclined to give you a credit for repairing the kitchen cabinets or replacing a dishwasher. Don’t reveal your plans. Keep a “poker face.”
It’s probably good to mention here that you should always insist the sales contract be contingent on the home “passing inspection” by way of a Columbia SC home inspection report showing no discernible repairs that should be made. If you don't include that in the contract and make the assumption you can always come back and revisit or negotiate certain issues after the inspection, you may be unpleasantly surprised.
In the event the property inspection is completed without any mention of needed repairs or other shortcomings, that's good. There’s no reason for further negotiating. However, if there are items that need to be addressed and the contract doesn’t mention what to do in such a case, you’ve lost your negotiating power and may force the seller to consider other offers or back-up contracts if you elect not to move forward.
With that in mind, enter into the closing with a full awareness of what can happen. In the sports world the old saying, “It ain’t over ’til it’s over” means anything can happen while the game is still going on. It’s the same in the real estate world – a deal isn’t completed until the money goes from the buyer to the seller and the deed to the property is transferred properly. The lesson here is: “Be alert, stay on your toes and keep your eyes wide open.” Anything less than that and you run the risk of losing your negotiating advantage and making your home buying experience less than what it could be.
Don’t give “buyer’s remorse” any opportunity to enter the picture. Be happy and satisfied with your purchase. You’ll enjoy it that much more!
You can find more articles pertaining to Columbia SC home inspections in the Columbia SC Home Inspections section of our site below Columbia SC Real Estate Categories in the column to your right. We also post tips daily on Twitter and Facebook and would love for you to follow us there as well.
Columbia SC home inspection facts will always be a topic of discussion in real estate circles. Home inspections are likely to remain in steady demand as the real estate market is expected to continue to be relatively good in 2017. Home inspections are, of course, a valuable tool in assisting buyers in making informed, educated decisions about a house they’re considering purchasing.
Home inspections provide a great deal of valuable information about the overall condition of a home. In addition, the inspection will assess those areas that may require both small and large repairs, as well as any visual issues that may affect the structural components of the house. As with any subjective art or science, the home inspection industry is often victim to a wide variety of myths and misconceptions. Let’s take a look at some of the more prevalent myths and see if we can separate fiction from the Columbia SC home inspection facts.
Myth: The home inspection report will contain everything I will need to know about the house I’m going to purchase.
Fact: The home inspection report will include a good deal of information about your home. However, prospective homeowners are encouraged to accompany home inspectors as they inspect the home. Having the potential new homeowner present will give them the advantage of observing and hearing first-hand what the inspector sees and thinks about the home’s condition. In addition, an inspector will usually give the homeowner suggestions and advice on the maintenance of many areas of the home.
Myth: A real estate appraisal is essentially the equivalent to a home inspection and is just as thorough.
Fact: An appraisal and a home inspection aren’t the same thing, nor do they set out to determine the same results. There’s a reason both an appraisal and a home inspection report are required by most lenders on real estate transactions – and the reason is they are two entirely different processes. An appraisal is a determination of the fair market value of a home or other piece of real estate. Utilizing Columbia SC home inspection facts can determine the condition of a home and its component parts – plumbing systems, electrical systems, roofs and floors, etc. – which, of course, may affect the home’s value, but the inspection report is more concerned with the home’s actual condition.
Myth: A home inspector can let me know everything that can maybe go wrong with the house I’m thinking about buying.
Fact: While a home inspector is obligated to list in his report items that aren’t working properly or efficiently, he has no way of knowing when certain systems or components will fail. The inspector can only observe the functions of various aspects of the home at the time of the inspection. For example, the home inspector may cite that a home will need a new roof within the next 3-5 years. However, if conditions deteriorate more rapidly than that, a prospective homeowner may find he needs a new roof in less time than was originally estimated. In addition, as has been said of home inspectors in an effort to explain what they can see and can’t see, inspectors aren’t equipped with x-ray vision and can’t see through walls, floors, brick, wood, or concrete. Inspectors can only report on what they view at a particular point in time with a trained eye knowing what to look for. One last thought regarding a home inspection: Read your inspection contract. Some agreements don’t include such items like pest inspection and septic tank failure. These could likely be extras that aren’t part of a standard contract. So, if you're confused or have a question as to what’s covered and what’s not, ask your home inspector to explain it to you – and show it to you in writing.
Myth: All home inspectors are licensed and qualified. Plus, my home inspector says he’s certified, so I should be safe, right?
Fact: Licensing for home inspectors is only required in 30 states throughout the United States. In addition, even inspectors who are licensed will have varying degrees of qualifications. While some home inspectors receive their job training and certification via a variety of related programs and educational offerings, certification does not always equate to competency, and certification is not guarantee that an inspector is fully trained. Some home inspectors receive their training from online courses – having never completed an on-site field inspection, nor passed a comprehensive test for home inspection knowledge. While technically they may have received a certification, they clearly aren't as field-tested as other inspectors may be.
The American Society of Home Inspectors (ASHI) has taken steps designed to set certain standards for performance for its members. ASHI has several levels of certification and offers full certification to those inspectors who have completed a minimum of 250 home inspections and have passed a comprehensive examination. If you want to know more about your home inspector’s qualifications and just how much he knows about Columbia SC home inspection facts, have an in-depth discussion with him. Ask about his training and field experience. It’s also a good idea to ask for a sample of a typical home inspection report so you can see firsthand how thorough the report will be.
Knowing more about the home inspection process and the people that provide the service will give you greater awareness and confidence in the results of the report. In addition to the peace of mind, you’ll likely be more prone to accept and understand the inspector’s findings about the house you’re contemplating buying.
Be on the lookout for these and other myths to distinguish from Columbia SC home inspection facts. They are great for providing a certain amount of information about a home. Just make sure you understand what that information is and what is being reported, recommended and observed by the home inspector.
You can find more articles pertaining to Columbia SC home inspections in the Columbia SC Home Inspections section of our site below Columbia SC Real Estate Categories in the column to your right.
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When you hire a Columbia SC home inspections specialist, there are often problems that even the most knowledgeable and experienced home inspectors can’t always see. While trained professional inspectors can notice wood rot, spot weak places on a home’s roof or locate cracks in a foundation, there are some areas that can go undetected. While a home inspector often can be a super hero, he isn’t Superman. He can’t use x-ray vision to see through walls, between floor joists or inside sewer pipes. In addition, the main purpose of most Columbia SC home inspections is to uncover problems or defects that could adversely impact the value of a house or how safe it is for its occupants. While a home inspection is always a good idea and can certainly help verify the home is a good investment as well as a safe structure, there could be existing problems that may create additional issues at a later date. Let’s take a look at four areas of concern that can go undetected.
HVAC Issues
Issues in the heating, ventilation and air conditioning systems (HVAC) of a home are among the most difficult for home inspection professionals to detect. Since running a unit to test its cooling or heating capabilities can potentially damage it in certain conditions, most inspectors don’t perform such tests. One experienced home inspector explained it this way, “I can tell if a unit isn’t working, but I don’t have time during a home inspection to determine if the system is adequate for the house they’re trying to heat or cool.” The inspector recommends that if you have concerns about the home’s HVAC system, you should have it checked by a licensed HVAC specialist, in addition to your home inspection.
Water Leaks or Damage
A home inspector will, of course, turn on faucets to test pipes, water pressure and other issues. However, if a house has been vacant for any extended length of time, previous evidence of water leaks or damage has likely dried up. It may take several days for the leaks to return. In addition, damage to ceilings or walls could have been covered up with paint or wallpaper, making them nearly impossible to detect.
Furthermore, if the house has a leaky roof, chances are even the most experienced home inspector may miss it. Normally, inspectors make their assessments by visually scanning the room from the ground. Rarely is there time or opportunity to climb on the roofs to further inspect them. In the event an inspector does climb atop the roof, snow, ice, fallen leaves or other debris may prevent him from determining its true condition.
Environmental Toxins
In 1978, the federal government called for a moratorium on the production and use of lead paint and asbestos-based materials used in construction. If the home you plan to purchase was built before 1978 it’s a good idea to pay to have specialized tests conducted for these environmental toxins. In addition, higher than normal radon levels can occur in any home – no matter the age. While lead paint, dangerous asbestos and radon pose potential risks, they’re not included on the list of items most Columbia SC home inspections experts look for. If you know about these environmental toxins prior to the closing of the sale, ask the seller to pay for part of the costs to remove or contain the issues. Keep in mind, the costs of removing or containing these and other toxins can be surprisingly high. For example, according to the Environmental Protection Agency (EPA) the cost to professionally remove lead-based paint can run from $8 top $15 per square foot. On a 2,400 square foot home, that amounts to between $19,200 and $36,000!
Blocked or Damaged Sewer Lines
The sewer line that goes from a house to the city sewer main is the responsibility of the homeowner. It’s important, therefore, to know if there are obstructions or leaks in that sewer line. A clog or breakage could cause major issues – such as raw sewage seeping through the line or creating back ups all the way to the indoor drains.
Columbia SC home inspections usually include the type of drain pipe used in the sewer disposal and an estimate of the pipe’s age. However, it probably will not include an assessment of the structural fitness of the sewer line or its overall condition. If you’re concerned with the sewer line in the home you’re interested in buying, you can have a separate inspection done by a qualified company. They will determine if tree roots or other obstructions have adversely affected the line. A complete video sewer inspection will cost $250-$500 – compared to a total sewer line replacement, which can cost $25,000 or more.
Remember, an experienced, qualified professional home inspector can give you vital information about your home’s condition and potential issues to repair or keep a watchful eye on. However, the unknown factors are the hidden potential problems that lurk “behind the scene” that an inspector cannot see or may not be able to detect. If you’re really interested in a particular home you want to buy, a home inspection is an expense that will likely more than pay for itself – either in actual savings before problems occur, or in the peace of mind in knowing the house is free of major issues. In addition, spending the extra money to have some of the above-mentioned tests and inspections performed may also save money and headaches down the road. Remember the old adage: "An ounce of prevention is worth a pound of cure." That certainly applies to a large purchase like a home. Knowing what issues you may be faced with in the future will save time, money and aggravation – and just may mean the difference in making buying your dream home a living nightmare.
You can find more articles pertaining to Columbia SC home inspections in the Columbia SC Home Inspections section of our site below Columbia SC Real Estate Categories in the column to your right.
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A Columbia SC home inspection isn’t just a good idea. It’s imperative if you’re contemplating buying a starter home or “fixer-upper.” Before you buy any house – regardless of its age, size or condition – select a qualified home inspector to thoroughly inspect it and provide you with a complete report. Here are a few areas in your prospective home you and your inspector should check out.
Columbia SC Home Inspection: Avoiding a "Money Pit"
There’s a classic 1986 Tom Hanks movie entitled “The Money Pit” in which a young couple sinks their entire life savings into a home that is, quite literally, falling apart. A comedy of calamities ensues as they try to handle each disaster the “money pit” they purchased throws their way.
Typical fixer-uppers are less expensive and offer the best potential growth in value. As a result, they are popular with first-time buyers. While a fresh coat of paint and some landscaping or other curb appeal improvements can help the property, it’s more important to make sure the house is structurally sound. Once that’s determined, further improvements can be made that may potentially increase its value, appearance and livability. The key is to avoid issues in the house that could create your family’s money pit. Let’s look at the benefits of a Columbia SC home inspection in several key areas.
General Structure of the Home
The most important part of any home is its foundation. If it was constructed properly, the home should be on a sturdy foundation, usually reinforced with steel and a concrete perimeter wall below ground with concrete footings. Make sure the structure of the house is straight and solid. Inspect exterior walls to ensure they are plumb and straight – from top to bottom. In addition, the floors should be flat and level. Look for doors that don’t open or close properly or that don’t fit squarely in the door jambs. That could indicate structural problems or settling issues that have created issues. Lastly, the floor should have a solid, sturdy feel to it. If it feels springy or “soft” it could mean the floor joists need greater support or potential repair.
Cracks
Large cracks in the foundation are warning signs. They can often represent structural issues that may lead to expensive foundation repair. If the interior walls in your prospective home have cracks, it could indicate settling or movement has occurred over time. That’s usually caused by unstable or shifting soil or potential drainage issues. Those problems can often be difficult and expensive to solve. Minor cracks above the corners of windows and doors are less worrisome. They can usually be remedied with a little cosmetic work using filler and touch up paint.
Drainage
Your Columbia SC home inspection should also include a closer look into how well your gutters and downspouts operate. Their sole job is to efficiently move water away from the house. Look for signs of drainage problems. Check to see if there are watermarks or moisture near the corners of the exterior walls and lower places near the home’s immediate perimeter. Have your home inspector thoroughly inspect the basement or crawlspace for signs of flooding, standing water, or excessive moisture. Moisture can create a perfect environment for mold. While some types of mold are not problematic and easily removed, other types may require considerable expense. Your home inspector will know the difference and will recommend the best course of action.
Plumbing
Determine whether your fixer-upper’s plumbing consists of copper or steel water pipes. As steel pipes age, they may become blocked with natural sediments which can reduce water pressure and restrict water flow. Here’s a test you can perform to check your water pressure – even the most experienced Columbia SC home inspection professionals do this. Turn on the bathtub spout in the bathroom located the furthest from the water heater. Then, while the water’s running, turn on the bathroom sink faucets and flush the toilet. If the water flow coming from the bathtub spout slows down a good bit, it may be time to re-pipe the plumbing.
Electrical
Another determination you should make in your fixer-upper is whether the house has an outdated and undersized main electrical service panel. Check to see if the main electrical circuit breaker (fuse box panel) has a maximum capacity of 100 amps or less. If it does, it’s undersized for a typical family. In addition, the house should be equipped with 220-volt service. Check to see if there are three main wires from the power company’s pole to the house. If so, the house likely has 220-volt service. If there are only two wires, there’s probably only 110-volt service. Lastly, you can check for 220-volt outlets that accommodate appliances like clothes dryers or electric ovens.
Heating and Cooling
It’s important in your Columbia SC home inspection to determine the approximate age and type of heating system in the home – and whether all the rooms are heated. Look in the attic and walls for insulation. Adding more insulation in the attic usually isn’t a very expensive or difficult task. However, adding insulation in the walls can add up quickly. Have a home inspection professional check by removing electrical outlet covers.
Roofing
The easiest way to tell if your prospective home has a leaky roof is to check for water stains in the ceiling or attic. Instead of actually climbing on the roof to examine the shingles and other materials, we suggest you hire a Columbia SC home inspection professional whose trained to do that sort of work and knows what to look for.
Architecture and Design
One last recommendation is to check out the house’s general layout and architectural appearance. Homes with a distinct style like a ranch-styled home, a Cape Cod or salt box home are perennial favorites. These homes and others are relatively easy to upgrade and perform improvements to – and that work will likely increase the home’s value – turning your fixer upper into a nicely restored older home that will be more marketable when the time comes to sell.
You can find more articles pertaining to Columbia SC home inspections in the Columbia SC Home Inspections section of our site below Columbia SC Real Estate Categories in the column to your right.
We also post tips daily on Twitter and Facebook and would love for you to follow us there as well.
Columbia SC home inspections are an integral part of the real estate buying process. While inspections are not always required, most experts agree they are important. A thorough home inspection provides a home buyer with the peace of mind that there aren't major issues with the house they're considering buying. In some cases, an inspection may reveal problems that need to be addressed before the sale of the home can be consummated. Here are six home inspection issues likely to kill a real estate deal.
Columbia SC Home Inspections – The Bad News
A qualified home inspector is trained to look at and document everything in the home inspection ranging from a blown fuse to a cracked foundation. Some issues are, of course, worse than others. If you're contemplating buying a home being inspected, it's imperative you concentrate on issues discovered that pose a structural or home systems threat. They could cost thousands of dollars in repairs.
Those issues will ultimately affect the likelihood the sale will go through as planned. Naturally, everything is negotiable in a home sale, but home inspection problems need to be resolved before the seller and the buyer are satisfied.
Let's look at Columbia SC home inspections issues that may derail a home sale.
Asbestos
Public awareness of asbestos has been raised substantially since the early days when this cancer-causing material was used as artificial snow in stage and movie productions. The poppy field scene in the movie, "The Wizard of Oz," is one example. Homes built before 1975 could contain asbestos in the felt material used in roofing or the roof penetration sealant. In addition, the tape used to seal ventilation and heating ducts, cement board siding and older tiles may also contain harmful asbestos.
One home inspector points says the presence of asbestos isn't a major issue unless it's disturbed or removed during remodeling. Usually, the asbestos can be covered with other materials to protect it from damage. However, deteriorating asbestos insulation found around pipes can be a serious health issue. It's important a qualified asbestos abatement contractor remove it prior to the home closing.
Basement Radon
Radon is a naturally occurring, carcinogenic and radioactive gas. It is often found in the crawl spaces or basements of older homes. The problem with radon is it can filter up through the entire home's structure. While most homes are free of radon gas, if an inspector discovers radon in the course of his Columbia SC home inspections, it should be remedied. Cost estimates range between $1,500 and $2,500.
Buried Oil Tank
Homes built between 1930 and the 1990s often have oil tanks buried on the property. If an inspection discovers the tank is leaking or deteriorating, it must be dug up and removed. An intact tank with no leakage can cost more than $5,000 to dig up and dispose of. If the tank is leaking, the cost could more than double – especially if the groundwater has been adversely affected. A tank that was buried properly, shows no signs or leaking or deteriorating, and was professionally decommissioned can remain on the property – but the home buyer assume's the risk and responsibility of removing the tank in the future if a problem occurs. It's best to address buried oil tank issues in advance.
Wiring Exposed
Exposed wiring can present a safety hazard. Do-it-yourselfers who haven't been properly trained are often responsible for exposed wiring issues. In addition, the knob-and-tube wiring common in homes built prior to 1930 rarely lasts and should be updated by a qualified electrical contractor.
Black Mold
Columbia SC home inspections that include black mold in their reports are often deal breakers. They can stop a mortgage financing commitment dead in its tracks. If you have a spouse or family member with respiratory conditions it's probably a good idea to move on to another property. At a minimum, have the seller hire a professional remediation company to get rid of the black mold. And, be sure to have the home re-tested after the work is completed.
Termites
A home inspection that reveals termite damage will be difficult to sell. Fixing the damage is usually expensive and time-consuming. In addition, a home with termite damage requires an additional inspection by a structural engineering expert to examine the integrity of the home's framing to see if additional support is required. Home buyers who elect to buy a house with termite damage should do so only after they receive documentation from a termite company stating the house is covered by a termite warranty.
A Final Word on Columbia SC Home Inspections
If you're selling your home, major issues revealed by a home inspection scare away potential buyers. But before you panic and rush out to try and fix the issue yourself or pay someone to do so, consider negotiating with the buyer. If the buyer likes the home enough, they may be willing to offer a little less and have the work performed once they become the new owners. However, buyers should be aware of this: know how much the proposed repairs will cost, and how much you're willing to spend. In the long run that will save you money, time and headaches.
You can find more articles pertaining to Columbia SC home inspections in the Columbia SC Home Inspections section of our site below Columbia SC Real Estate Categories in the column to your right.
We also post tips daily on Twitter and Facebook and would love for you to follow us there as well.