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For most persons, purchasing a home is the largest
investment they will ever make. It is no wonder then that
many homebuyers employ professionals to inspect the
structural and mechanical systems of the home and report to
them on their condition. Sometimes sellers also employ Home
Inspectors to alert them to problems with their homes which
could arise later in the transaction. But normally Home
Inspectors are employed by buyers. For this reason, this
brochure is written from the viewpoint of the potential
homebuyer.
This brochure is a joint publication of the North
Carolina Home Inspector Licensure Board and the North
Carolina Real Estate Commission designed to give consumers a
better understanding of the home inspection process. What a
home inspection is, who can perform an inspection and what
to expect. If you have further questions regarding home
inspections and Home Inspectors, you should contact the
North Carolina Home Inspector Licensure Board, 410 North
Boylan Avenue, Raleigh, NC 27603, Phone 919/715-0991.
Q: What is a home inspection?
A: It is an evaluation of the visible and
accessible systems and components of a home (plumbing
system, roof, etc.) and is intended to give the client
(usually a homebuyer) a better understanding of their
condition. It is also important to know what a home
inspection is not! It is not an appraisal of the property's
value; nor should you expect it to address the cost of
repairs. It does not guarantee that the home complies with
local building codes (which are subject to periodic change)
or protect you in the event an item inspected fails in the
future. [Note: Warranties can be purchased to cover many
items.] Nor should it be considered a "technically
exhaustive" evaluation, but rather an evaluation of the
property on the day it is inspected, taking into
consideration normal wear and tear.
Q:
Can anyone perform a
home inspection?
A: No. Only persons licensed by the North Carolina
Home Inspector Licensure Board are permitted to perform home
inspections for compensation. To qualify for licensure, they
must satisfy certain education and experience requirements
and pass a state licensing examination. Their inspections
must be conducted in accordance with the Board's Standards
of Practice and Code of Ethics.
Q:
Why should I have the home
inspected?
A: Most homebuyers lack the knowledge, skill and
emotional detachment needed to inspect homes themselves. By
using the services of a licensed Home Inspector, they can
gain a better understanding of the condition of the
property, especially whether any items do not "function as
intended"or "adversely affect the habitability of the
dwelling"or "warrant further investigation" by a person who
specializes in the item in question.
Q:
In my
home purchase I have chosen to sign the standard Offer to
Purchase and Contract* form which many real estate and legal
professionals use. It states that I have the right to have
the home inspected and the right to request that the seller
repair identified problems with the home. Will the home
inspection identify all of these problems?
*Jointly approved and copyrighted by the North
Carolina Association of REALTORS® and the North Carolina Bar
Association.
A: Yes and No. Home Inspectors typically evaluate
structural components (floors, walls, roofs, chimneys,
foundations, etc.), mechanical systems (plumbing,
electrical, heating/air conditioning, installed appliances
and other major components of the property. The Home
Inspector Licensure Board's Standards of Practice do not
require Home Inspectors to report on: wood-destroying
insects, environmental contamination, pools and spas,
detached structures and certain other items listed in the
Offer to Purchase and Contract form. Always ask the Home
Inspector if he covers all the things which are important to
you. If not, it is your responsibility to arrange for an
inspection of these items by the appropriate professionals.
For a description of the services to be provided by the Home
Inspector (and their cost), you should read carefully the
written contract which the Home Inspector must give you and
which you must sign before the Home Inspection can be
performed.
Q:
How do I request a
home inspection, and who will pay for it?
A: You can arrange for the home inspection or ask
your real estate agent to assist you. Unless you otherwise
agree, you will be responsible for payment of the home
inspection and any subsequent inspections. If the inspection
is to be performed after you have signed the purchase
contract, be sure to schedule the inspection as soon as
possible to allow adequate time for any repairs to be
performed.
Q:
Should I be present when
the home inspection is performed?
A: Whenever possible, you should be present. The
inspector can review with you the results of the inspection
and point out any problems found. Usually the inspection of
the home can be completed in two to three hours (the time
can vary depending upon the size and age of the dwelling).
The Home Inspector must give you a written report of the
home inspection within three business days after the
inspection is performed (unless otherwise stated in your
contract with the Home Inspector). The home inspection
report is your property. The Home Inspector may only give it
to you and may not share it with other persons without your
permission.
Q:
Are all inspection
reports the same?
A: No. While the Home Inspector Licensure Board
has established a minimum requirement for report-writing,
reports can vary greatly. They can range from a "checklist"
of the systems and components to a full narrative evaluation
or any combination of the two. Home Inspectors are required
to give you a written "Summary" of their inspection
identifying any system or component that does not function
as intended, or adversely affects the habitability of the
dwelling, or appears to warrant further investigation by a
specialist. The summary does not necessarily include all
items that have been found to be defective or deficient.
Therefore, do not read only the summary. Carefully read and
understand the entire home inspection report.
Q:
What should I do if I feel
something has been missed on the inspection?
A: Before any repairs are made (except emergency
repairs), call the inspector or inspection company to
discuss the problem. Many times a "trip charge" can be saved
by explaining the problem to the inspector who can answer
the question over the telephone. This also gives the
inspector a chance to promptly handle any problems that may
have been overlooked in the inspection.
Q:
If, following the
home inspection, the seller repairs an item found in the
home inspection, may I have the Home Inspector perform a
"re-inspection"?
A: Yes. Some repairs may not be as straightforward
as they might seem. The inspector may be able to help you
evaluate the repair, but you should be aware that the
re-inspection is not a warranty of the repairs that have
been made. Some Home Inspectors charge a fee for
re-inspections.
North Carolina
Home Inspector Licensure Board
410 N. Boylan Avenue
Raleigh, NC 27603
919/715-0991
The North Carolina Real Estate Commission
P.O. Box 17100
Raleigh, North Carolina 27619-7100
919/875-3700
Web Site:
www.ncrec.state.nc.us
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