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Steven Petitpas, NCARB, ASCE He is a Boston based home inspector, a registered architect in the state of Massachusetts and a licensed builder. He has over 20 years experience and is an active member of the National Council of Architectural Registration Board and American Society of Civil Engineers.
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THE MYTHS AND FACTS ABOUT HOME INSPECTION MYTHS: Being a member of a national organization means you are the most qualified, right? Finding a good home inspector is easy. I can trust that my Realtor will find me a good inspector. All home inspectors are knowledgeable about building codes and construction practices. The basic home inspection only takes an hour. Newly constructed homes do not need to be inspected. Home inspectors are qualified to do termite and lead paint inspections. The home inspector can look for termites while they are doing the basic inspection;. If the inspector goes on the roof or has to travel more than an hour I should expect to pay more. A home inspection is just a formality, so just hire the least expensive inspector. An inspection report is nothing more than a check list of items in the house and is not meant to be used as a future reference. All houses are built the same way. It is obvious when there is something wrong with a house. If you think any of the previous statements are true, you are wrong. FACTS: Starting May, 2001 all home inspectors in Massachusetts will have to be licensed by the state. Certain Midwest states may soon pass regulations requiring professional engineers or architects to perform building inspections. Even though someone may be qualified to join a national association and organizations for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who is actively involved in the building industry such as a licensed builder, registered architect or professional engineer. All of which are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. Finding a home inspector can be a job in itself and may be as important as finding the right home. The phone book is a good place to start. Next, ask friends who they have used in the past, ask to see the written report they got. By law, Realtors can not recommend a home inspector. Real Estate offices may have promotional literature from local home inspectors that you can look at. However, for obvious reasons, good inspectors’ promotional material may not be retained by a Realtor. Look for advertisements of inspectors in local papers that tell you what you get for the service. And if the inspector has some kind of additional license or registration regulated by the state, that is a definite plus. Every home buyer should have their prospective purchase inspected by a home inspector who is experienced in current building codes and building practices. Certain building practices have been abolished and your home inspector should be able to tell you if your new home contains such outdated practices and inform you of the current requirements. That information alone is worth the price of the inspection and could possibly save a life when dealing with electrical or heating systems. Most national inspection associations require that their inspectors DO NOT give out building code information because the state regulates that only registered and licensed professionals such as architects and builders are qualified to do so. A basic home inspection for a single family house should take on average 2 hours and should contain a visual inspection of all building systems and components contained with in the house itself, such as the structural, plumbing, electrical, heating, exterior finish and roof systems. Even newly constructed homes should be thoroughly inspected. It is common to hear about people who purchased brand new homes and thought that they were exempt from problems. Basic problems that a good home inspector would have seen. Every home should have a termite inspection and a lead paint inspection if small children are going to be living there. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Beware of any individual inspector who says that those types of inspections are part of their basic inspection service. If they say they are, ask to see their additional licenses. It is next to impossible to perform these multiple inspections with only one inspector. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for an additional cost. Beware of inspection companies who charge extra for distance or for going up onto the roofs, and who refuse to tell you the cost of the inspection until you tell them the location of the house "Walking on the roof" is part of any basic inspection and there is no limit to any good inspector’s territory. The least expensive inspections is by no means the best. If you are spending one or two hundred thousand dollars for your new home you should be prepared to spend at least $250 - $300 for the basic home inspection. A low price may mean low experience. A hallmark of a good inspector is the type of report produced. The final report should be typed and contain written descriptions of problems found and recommend solutions. A good report will also contain additional information besides the report itself, such as different materials used in construction of houses or tips on how to maintain items. After all, information is the name of the game. The more you have, the better the decision you can make. Remember, for the next 30 years you may be paying a mortgage on that inspector’s opinion of the house.
WHY DO YOU NEED A HOME INSPECTION Are you willing to put down several hundred thousand dollars on a house that may potentially need tens of thousands of dollars worth of work? Would you know by simply looking at a house what may be wrong with it? Are you willing to trust that the seller is going to tell you, or the Realtor all the problems that exist within the house? If you can answer YES to any of these questions, then you do not need a home inspection, you need your head examined. A good home inspector can tell a lot about a building by observing the conditions of the house. House construction is not done by rocket scientists, but it can be quite complex. Experience tells the inspector whether problems exist in the house. Building codes have changed over the years and even though existing buildings do not have to comply with current codes unless altered, certain building standards have been abolished and your home inspector should be able to tell you if your new home contains such outdated standards and inform you of current requirements. That information alone is worth the price of the inspection and could possibly save a life, especially when dealing with electrical or heating systems. Aluminum wiring can cause fatal fires and faulty heating systems can cause deadly carbon monoxide poisoning. Every home buyer should have their prospective purchase inspected by a home inspector who is experienced in current building codes and building practices and is willing to take the time to inspect the house closely. A basic home inspection for a singe family house should take on average 2 hours and should contain a visual inspection of all building systems and components contained in the house itself, such as structural, plumbing, electrical, heating, exterior finish and roof systems. There are literally hundreds of items your home inspector should be looking at. Not every home owner knows what to look for or, how it should look. It takes specialized knowledge to be able to inspect a house. The inspector can not be invasive, such as poking holes in walls or removing permanent items from the building. You may not purchase the house and no seller wants to make repairs caused by your inspection. A hallmark of a good inspector is the type of report produced. The final report should be typed and contain written descriptions of problems found and recommended solutions. A good report will also contain additional information besides the report itself such as different materials used in construction of houses or tips on how to maintain items. The more information you have the better the decision you can make on whether or not you should invest your money in the property. After all, information is the name of the game. A basic home inspection is not the only inspection you should have done prior to the purchase of a home. Every home should also have a termite inspection and, if small children are going to be living in the home a lead paint inspection should also be done. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Beware of any individual inspector who says that those types of inspections are part of their basic inspection service. Do not be shy, ask if they have additional licenses. If they say yes, ask to see them. It is next to impossible to perform these multiple inspections with only one inspector. Termites do not like to come in contact with the air and the house may be infested without the home owner being aware of it. Even small amount of lead particles either ingested or breathed in may effect small children’s learning ability. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for a small additional cost. The least expensive inspection is by no means the best. If you are spending one or two hundred thousand dollars for you new home you should be prepared to spend at least $300.00 for the basic home inspection and $125 each for lead paint and termite inspection. A good inspection company should be able to package and coordinate all three inspections for you. Even newly constructed homes should be thoroughly inspected. I can not begin to tell you of horror stories told to me by people who purchased brand new homes and thought that they were exempt from problems. Basic problems that a good home inspector would have seen. Building practices have changed and not necessarily for the best in some cases. The Home Inspection Industry is unregulated in most states. Even though someone may be qualified to join a national association and organization for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who is actively involved in the building industry such as a registered architect, licensed builder or a professional engineer. All of which are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. And there is little recourse that can be taken if the inspector makes a mistake. How valuable is an opinion of an inspector who does not have a license, registration or professional standing to protect?
After you have decided which house on the market is the one that you want. You make an offer with a deposit to show your sincerity. If that offer is accepted, you now have seven to ten days before you must sign a purchase and sales agreement or you lose your deposit. The home inspection needs to be performed after your offer is accepted but before you sign the purchase and sales agreement. If you are a smart buyer you make your offer contingent on the inspection, so that the sale becomes void if anything wrong is discovered or if you can not come to agreement on the cost of repairs or a negotiated lesser amount for the house. Once you sign the purchase and sales agreement you have basically agreed to buy the house as agreed upon, pending financing. Without a home inspection it is like agreeing to buy a house sight unseen. Every home buyer should have their prospective purchase inspected by a knowledgeable home inspector who is experienced in current building codes and building practices. A basic home inspection for a single family house should take an average of 2 hours and should contain a visual inspection of all building systems and components contained within the house itself, such as the structural, plumbing, electrical, heating, exterior finish and roof systems. There are literally hundreds of items your home inspector should be looking at. Not every home owner knows what to look for. It takes someone with specialized knowledge to be able to inspect a house. A hallmark of a good inspector is the type of report produced. The final report should be typed and contain written descriptions of problems found and recommend solutions. A good report will also contain additional information besides the report itself, such as different materials used in construction of houses or tips on how to maintain items. After all information is the name of the game and the purpose of the inspection is to find out as much information as possible about the home. A basic home inspection is not the only inspection you should have done prior to the purchase of a home. Every home should also have a termite inspection and if small children are going to be living in the home a lead paint inspection should also be done. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Beware of any individual inspector who says that those types of inspections are part of their basic inspection service. It is next to impossible to perform these multiple inspections with only one inspector. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for an additional cost. The basic home inspection along with the termite and lead paint inspection may tell you all you need to know about the condition of your potential new home. If you are spending one or two hundred thousand dollars for your new home you should be prepared to spend at least $300.00 for the basic home inspection $125 each for lead paint and termite inspections. A good inspection company should be able to package and coordinate all three inspections for you. Even newly constructed homes should be thoroughly inspected. Newly constructed homes may have the additional problems of not being completely finished. I once inspected a new town house in a large complex. only to find that the false chimney flue on the roof was open to the weather and was directly over the master bedroom closet. I pointed out to the builder, (who happened to be on a building site that day to collect his final payment), the fact that hundred of dollars of clothing might be damaged by rain water entering the false flue above. He promptly ordered his men to quickly seal all 100 plus false chimney flues in the complex. Building practices have changed over the years and not necessarily for the best in some cases. The Home Inspection Industry is unregulated in most states. Even though someone may be qualified to join a national association and organization for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who is actively involved in the building industry such as a licensed builder, registered architect or professional engineer. Only these professionals are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. And there is little recourse that can be take if the inspector makes a mistake. Be certain that your inspector is qualified. A good home inspector can tell a lot about a building by observing the conditions of the house. Experience tells the inspector whether problems exist in the house. Building codes have changed over the years and even though existing buildings do not have to comply with current codes unless altered, certain building standards have been abolished and your home inspector should be able to tell you if your new home contains such outdated standards and inform you of the current requirements. That information alone is worth the price of the inspection.
The Home Inspection Industry is an unregulated industry in most states. However certain mid-west states may soon pass regulations requiring professional engineers or architects to perform building inspections. Even though someone may be qualified to join a national association and organization for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who is actively involved in the building industry such as a licensed builder, registered architect or professional engineer. All of which are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. There is little recourse that can be taken if the inspector makes a mistake. Building codes have changed over the years and even though existing buildings do not have to comply with current codes unless altered, certain building practices have been abolished and your home inspector should be able to tell you if your new home contains such outdated practices and inform you of the current requirements. That information alone is worth the price of the inspection and could possible save a life, especially when dealing with electrical or heating systems. Every home buyer should have their perspective purchase inspected by a knowledgeable home inspector who is experienced in current building codes and building practices. A basic home inspection for a single family house should take on average 2 hours and should contain a visual inspection of all building systems and components contained within the house itself, such as the structural, plumbing, electrical, heating, exterior finish and roof systems. There are literally hundreds of items your home inspector should be looking at. A hallmark of a good inspector is the type of report produced. The final report should be typed and contain written descriptions of problems found and recommend solutions. A good report will also contain additional information besides the report itself such as different materials used in construction of houses or tips on how to maintain items. After all information is the name of the game. The more you have the better the decision you can make. A basic home inspection is not the only inspection you should have done prior to the purchase of a home. Every home should also have a termite inspection and if small children are going to be living in the home a lead paint inspection should also be done. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. . Beware of any individual inspector who says that those types of inspections are part of their basic inspection service. Do not be shy, ask if they have additional licenses. If they say yes, ask to see them. It is next to impossible to perform these multiple inspections with only one inspector. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for an additional cost. The least expensive inspection is by no means the best. If you are spending one or two hundred dollars for your new home you should be prepared to spend at least $250 - $300 for the basic home inspection and $125 to $150 each for lead paint and termite inspections. A good inspection company should be able to package and coordinate all three inspections for about $550.00. Even newly constructed homes should be thoroughly inspected. I can not begin to tell you of horror stores told to me by people who purchased brand new homes and thought that they were exempt from problems. Basic problems that a good home inspector would have seen. Building practices have changed and not necessarily for the best in some cases. The best way to determine if someone is qualified to inspect your home is to ask lots of questions about their background and test their knowledge of how basic building systems work. For example, have them explain to you, how various heating systems work or the differences in construction of older homes or what kind of electrical service is required for a house. Even if you do not know how these systems work, if the inspector cannot give you coherent, understandable answers or they do not sound as if they know what they are talking about, move to the next inspector on your list. Beware of inspection companies who charge extra for distance or for going up onto the roofs, and who refuse to tell you the cost of the inspection until you tell them the location of the house. Is the person you are talking with knowledgeable about the inspection process or buildings in general? Remember, for the next 30 years you may be paying a mortgage based on that inspector’s opinion of the house How valuable is an opinion of an inspector who does not have a license, registration or professional standing to protect? Finding a home inspector can be a job in itself and may be as important as finding the right home. There are several sources you can check out to find one. The phone book is a good place to start. Look for some one local and convenient for you to call. Next ask friends who they used in the past, ask to see the written report they got. By law, Realtors can not recommend a home inspector. Real Estate offices may have promotional literature from local home inspectors that you can look at. However, good inspectors are thorough and as such good inspectors promotional material may not be retained by a Realtor, for obvious reasons. Finally look for advertisements of inspectors, usually local papers are better than regional. Look for ads that tell you what you get for the service. When you have found someone you want to call, ask lots of questions. And if the inspector has some kind of additional license or registration regulated by the state, that is a definite plus.
BUYING A HOUSE WITH AN ADDITION You have your eye on what you think is the right house in the right neighborhood and the main reason you want that house is because of the newly constructed gorgeous addition. Sometimes buying a house with an addition can lead to headaches. Especially if that addition was built by a weekend handyman owner or an unscrupulous local contract who has been preying on unsuspecting home owners. How would you know if it was built correctly or conforms to building codes? That is why every prospective home buyer should have their perspective purchase inspected by a knowledgeable home inspector who is experienced in current building codes and building practices. I recently was called to a house in Newton that was not on the market for sale. The home owner had roof repairs done a little over a year ago. The work consisted of having a new roof installed and all the second floor bedroom ceilings repaired. They had paid a lot of money for the work and water stains were appearing on the bedroom ceilings. What I discovered was that the roof had only been patched and the flashing had not been replaced. The bedroom ceilings had merely been spackled and painted with no primer sealant or stain kill. The plaster was pulling away from the ceilings and was in danger of falling on people because it had not been repaired properly from the previous leak. The only thing I could say to the homeowner was they had been taken. Even newly constructed homes and additions may have problems too. I once inspected a new town house in a large complex in Walpole, only to find that the false chimney flue on the roof was open to the weather and was directly over the master bedroom closet. I pointed out to the builder, (who happened to be on a building site that day to collect his final payment), the fact that hundreds of dollars of clothing might be damaged by rain water entering the false flue above. He promptly ordered his men to quickly seal all 100 plus false chimney flues in the complex. Everyone has heard of stories of people who purchased a house only to find out that they bought some else’s headaches. Don’t you be the subject of the next money pit story. Building codes have changed over the years. Existing buildings do not have to comply with current building codes unless altered and even then only the new work has to conform to the building codes in effect at the time of construction. Certain building practices have been abolished. Your home inspector should be able to tell you if your perspective new house and addition contains such outdated or substandard practices. That information alone is worth the price of the inspection and could possibly save a life, especially when dealing with electrical or heating systems. Aluminum wiring can cause fatal fires and faulty heating systems can cause deadly carbon monoxide poisoning. Remember, for the next 30 years you may be paying a mortgage based on that inspector’s opinion of the house. How valuable is an opinion of an inspector who does not have a license, registration or professional standing to protect? The Home Inspection Industry is unregulated in most states. However certain midwest states may soon pass regulations requiring professional engineers or architects to perform building inspections. Even though someone may be qualified to join a national association and organizations for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who is actively involved in the building industry such as a licenses builder, registered architect or professional engineer. All of which are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. The inspection can not be invasive such as poking holes in walls or removing permanent items form the building. You may not purchase the house and no seller wants to make repairs caused by your inspection. A hallmark of a good inspector is the type of report produced. The final report should be typed and contain written descriptions of problems found and recommended solutions. A good report will also contain additional information besides the report itself such as different materials used in construction of houses or tips on how to maintain items. The more information you have the better the decision you can make on whether or not you should invest your money in the property. After all information is the name of the game. A basic home inspection is not the only inspection you should have done prior to the purchase of a home. Every home should also have a termite inspection and if small children are going to be living in the home a lead paint inspection should also be done. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Beware of any individual inspector who says that those types of inspections are part of their basic inspection service. Do not be shy, ask if they have additional licenses. If they say yes, ask to see them. It is next to impossible to perform these multiple inspections with only one inspector. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for an additional cost. For most people their home is the largest investment they will ever make. Just because it looks good does not mean it is a good investment. Additions or enlargement to a house can really make that house attractive to perspective buyers. Do not get too emotionally invested in a house only to find out it is not a sound financial investment. As an inspector, I can not tell you if that house is right for you. I can only tell you the condition it is in. When you have found a house you are willing to take a chance on, look for a knowledgeable inspector who is versed in construction and building codes. When you find someone, ask lots of questions, and if the inspector has some kind of additional license or registration, which is regulated, by the state – that is a definite plus.
Newer houses are not necessarily constructed better than houses built in years gone by. In fact, I think that houses built forty or more years ago are built better than today’s. Back then houses were built of solid wood, custom fitting doors and windows, and hand crafted details. Houses today are built with laminated woods, modular factory made fenestrations and virtually no details. Today the woods are cut young, which makes them dimensionally unstable and susceptible to shrinking and warping. Sure, houses are better insulated, but have you ever heard of an old house having "sick building syndrome"? Today’s houses with their R-30 insulation, tyvek vapor barriers and triple glazed windows are so air tight, poor indoor air quality levels from normal living can actually be worse than outside air pollution. Besides, with an older house you can always add insulation and/or new storm windows. My house is about forty five years old. I added one layer of six inch insulation in the attic and another six inches of insulation between the first floor and basement. The next heating season we reduced our heating costs by almost 20%. Building codes have changed over the years and not necessarily for the best. That is why every home buyer should have their prospective purchase inspected by a knowledgeable home inspector who is experienced in both current and past building codes and building practices. A basic home inspection for a singe family house should take on average 2 hours and should contain a visual inspection of all building systems and components contained in the house itself, such as structural, plumbing, electrical, heating, exterior finish and roof systems. There are literally hundreds of items your home inspector should be looking at. Existing buildings do not have to comply with current building codes unless altered and even then only the new work has to conform to the building codes in effect at the time of construction. Your home inspector should be able to tell you if your perspective new home contains substandard building practices. That information alone is worth the price of the inspection and could possibly save a life, especially when dealing with electrical or heating systems. Aluminum wiring can cause fatal fires and faulty heating systems can cause deadly carbon monoxide poisoning. Remember, for the next 30 years you may be paying a mortgage based on that inspector’s opinion of the house. The inspector can not be invasive such as poking holes in walls or removing permanent items from the building. You may not purchase the house and no seller wants to make repairs caused by your inspection. The Home Inspection Industry is unregulated in most states. Even though someone may be qualified to join a national association and organization for home inspectors, this does not necessarily mean that they are qualified to perform building inspections. There is no substitute for an opinion by someone who knows a lot about building practices and building codes such as a licensed builder, registered architect or professional engineer. All of which are regulated and licensed by the state to protect public safety and welfare, the ordinary home inspector is not regulated in this manner. A basic home inspection is not the only inspection you should have done prior to the purchase of a home. Every home should also have a termite inspection and if small children are going to be living in the home a lead paint inspection should also be done. Almost all houses built before 1970 contain some form of lead paint. In most cases lead paint abatement is the responsibility of the buyer and not the seller. Termite and lead paint inspections should only be performed by licensed inspectors because these types of services are regulated by the state. Beware of any individual inspector who says that those type of inspections are part of their basic inspection service. Don’t be shy, ask if they have additional licenses. If they say yes, ask to see them. It is next to impossible to perform these multiple inspections with only one inspector. Most good inspectors associate themselves with specialty inspectors and as such may be able to coordinate these other inspections for you for an additional cost. For most people their home is the largest investment they will ever make. Just because it looks good does not mean it is a good investment. Do not get too emotionally invested in a house only to find out it is not a sound financial investment. As an inspector, I can not tell you if that house is right for you. I can only tell you the condition it is in. When you have found a house you are willing to take a chance on, look for a knowledgeable inspector who is versed in construction and building codes. When you find someone, ask lots of questions about the different house types and conditions. If the inspector has some kind of additional license or registration, which is regulated, by the state – that is a definite plus. Even newly constructed homes should be thoroughly inspected. I can not begin to tell you of the horror stores told to me by people who purchased brand new homes and thought that they were exempt from problems. Basic problems that a good home inspector would have seen. So, if you are in the market to buy a house, do not shy away from an older home. It could be that diamond in the rough we are all looking for. Even if it needs a little work, it probably can be shined back up to its original luster.
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