The home inspection is a crucial step in the home buying process, especially in a diverse real estate market like New Jersey’s. It provides buyers with a detailed assessment of the property’s condition, helping them make informed decisions before finalizing the purchase. This guide will walk you through the home inspection process, explaining what to expect, what to look for, and how to use the inspection report, with a focus on New Jersey-specific considerations.
What is a Home Inspection?
A home inspection is a visual examination of the readily accessible areas of a property, performed by a qualified home inspector. The inspector will assess the condition of the home’s major systems and components, including:
- Structural System: Foundation, framing, roof.
- Exterior: Siding, windows, doors, landscaping.
- Roofing: Shingles, flashing, gutters.
- Plumbing System: Pipes, fixtures, water heater.
- Electrical System: Wiring, panels, outlets.
- Heating and Cooling Systems (HVAC): Furnace, air conditioner, ductwork.
- Interior: Walls, ceilings, floors, windows, doors.
What a Home Inspection is NOT:
It’s important to understand the limitations of a home inspection. It is not:
- A guarantee: An inspection is not a warranty or guarantee of the property’s condition.
- Technically exhaustive: Inspectors do not perform destructive testing (e.g., tearing down walls).
- An appraisal: An appraisal determines the market value of the home, while an inspection assesses its physical condition.
- Code compliance inspection: Inspectors generally do not determine if the home is up to current building codes unless specifically contracted to do so.
Finding a Qualified Home Inspector:
Choosing the right inspector is crucial. Here are some tips:
- Seek Referrals: Ask your real estate agent, friends, family, or colleagues for recommendations.
- Check Online Reviews: Look for inspectors with positive reviews on reputable websites like Google, Yelp, or Angie’s List.
- Verify Credentials: Ensure the inspector is licensed (if required in your state) and belongs to professional organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI).
- Interview Potential Inspectors: This is a crucial step. Ask the following questions:
- “How long have you been performing home inspections?”
- “How many inspections have you performed?”
- “Are you licensed and insured?”
- “Do you belong to any professional organizations (like ASHI or InterNACHI)?”
- “What type of report do you provide, and can I see a sample?”
- “Do you have experience inspecting homes similar in age and style to the one I’m considering?” (e.g., older homes, new construction, condominiums)
- “What is your policy on re-inspections after repairs are made?” (Some inspectors offer this service for an additional fee)
- “What is included in your standard inspection fee?”
- “How long will the inspection take, and can I attend?”
What to Expect During the Inspection:
- Attend the Inspection: It’s highly recommended that you attend the inspection. This allows you to ask questions directly and gain a better understanding of the property’s condition.
- Typical Inspection Time: A typical home inspection can take 2-4 hours, depending on the size and complexity of the property.
- Inspector’s Report: The inspector will provide you with a detailed written report outlining their findings, including any identified defects or concerns.
Understanding the Inspection Report:
The inspection report will typically categorize findings into different levels of severity:
- Major Defects: These are significant issues that could affect the safety, structural integrity, or habitability of the home (e.g., a cracked foundation, a leaking roof, or faulty wiring).
- Minor Defects: These are less serious issues that may require repairs or maintenance (e.g., a dripping faucet, a cracked window pane, or missing grout).
- Maintenance Items: These are routine maintenance tasks that should be performed to keep the home in good condition (e.g., cleaning gutters, replacing air filters, or sealing cracks in the driveway).
Using the Inspection Report:
The inspection report is a valuable tool that you can use to:
- Negotiate Repairs or Credits: You can use the report to request that the seller make necessary repairs or provide a credit at closing to cover the cost of repairs.
- Renegotiate the Purchase Price: In some cases, significant defects discovered during the inspection may warrant renegotiating the purchase price.
- Walk Away from the Deal: If the inspection reveals major problems that you are not comfortable with, you may have the option to walk away from the purchase agreement (depending on the terms of your contract).
Key Areas to Pay Attention to During the Inspection:
- Foundation: Look for cracks (especially horizontal cracks), settling, or water damage (staining, efflorescence).
- Roof: Check for:
- Shingles: Look for curling, cupping, missing, or damaged shingles.
- Flashing: Ensure flashing around chimneys, vents, and valleys is intact and properly sealed.
- Gutters and Downspouts: Check for proper drainage and any signs of damage or blockage.
- Attic: Inspect the attic for signs of leaks (water stains, mold growth), proper ventilation, and adequate insulation.
- Plumbing: Check for leaks under sinks and around toilets, water pressure, and the condition of exposed pipes. Look for signs of corrosion or damage.
- Electrical: Check for outdated wiring (e.g., knob-and-tube), proper grounding, and the condition of the electrical panel. Ensure all outlets and switches are functioning correctly.
- Sewer Line (Sewer Scope): A sewer scope inspection is highly recommended, especially for older homes. This involves inserting a camera into the sewer line to check for:
- Tree root intrusion: Roots can grow into pipes, causing blockages and damage.
- Cracks or breaks in the pipes: These can lead to leaks and sewage backups.
- Offset joints or misalignments: These can restrict flow and cause blockages.
Specialized Inspections:
In some cases, a general home inspection may not be sufficient to address specific concerns. Specialized inspections may be recommended for:
- Pest Infestation (Termites, Carpenter Ants, etc.): A pest inspection is crucial to identify any wood-destroying insects or other pests.
- Radon Testing: Radon is a naturally occurring radioactive gas that can pose health risks. Testing is recommended in many areas.
- Mold Inspection: If there are signs of water damage or visible mold growth, a mold inspection can determine the extent of the problem and recommend remediation.
- Lead Paint Inspection: If the home was built before 1978, a lead paint inspection can identify the presence of lead-based paint.
The Buyer’s Agent’s Role:
Your buyer’s agent is your advocate throughout the entire home buying process, including the inspection. Their role is to:
- Recommend Qualified Inspectors: They can provide you with a list of reputable inspectors.
- Attend the Inspection (if possible): They can be another set of eyes and ears during the inspection.
- Review the Inspection Report: They can help you understand the findings and prioritize any necessary repairs.
- Negotiate with the Seller: They will work on your behalf to negotiate repairs, credits, or a price reduction based on the inspection report. They are experienced in these negotiations and can help you achieve the best possible outcome.
New Jersey-Specific Considerations for Home Inspections:
New Jersey has some unique aspects related to home inspections that buyers should be aware of:
- Radon Testing (Highly Recommended in NJ): As mentioned previously, radon is a naturally occurring radioactive gas found in varying levels throughout New Jersey. Due to geological factors, certain areas of the state have a higher prevalence of radon. Therefore, radon testing is highly recommended as part of any home inspection in NJ. It’s often a standard practice and may be required by lenders. You can find more information about radon in New Jersey on the NJ Department of Environmental Protection (NJDEP) website.
- Wood-Destroying Insect (WDI) Inspections: While not always legally required, a WDI inspection (often called a termite inspection) is strongly recommended in New Jersey. The state’s climate and environment make it susceptible to termite and other wood-destroying insect activity. Many lenders will require a WDI inspection as a condition of the mortgage.
- Underground Oil Tanks (USTs): Older homes in New Jersey, particularly those built before the 1980s, may have underground oil tanks for heating. These tanks can leak, causing environmental contamination and costly remediation. It’s essential to determine if a property has a UST and, if so, to have it inspected by a qualified professional. This is especially important in certain areas of NJ.
- Well and Septic Systems: If the property relies on a private well for water or a septic system
