A home inspection is essential when buying a re-sale home.

This section will explain why.

Whether you are buying or selling a home, you should have a professional home inspection performed.

A home inspection will look at the systems that make up the building such as:

• Structural elements, foundation, framing etc
• Plumbing systems
• Roofing
• Electrical systems including all power outlets and fusebox
• Cosmetic condition, paint, siding etc
• Heating and Air Conditioning
• Washing Machine and dishwasher (he will run a full cycle on both)
• Cooker, including accuracy of thermostat
• Microwave
• Waste disposal unit
• All windows and doors to ensure they open and close correctly
• Swimming Pool, screen enclosure and pool equipment*
• And much more

* It is often impossible to check if a pool heater is operating, as the controls are often looked and additionally, it can take 24 hours to heat a pool.

If you are buying a home, you need to know exactly what you are getting. A home inspection, performed by a professional home inspector, will reveal any hidden problems with the home so that they may be addressed BEFORE the deal is closed. You should require an inspection at the time you make a formal offer. Make sure the contract has an inspection contingency. Then, hire your own inspector and pay close attention to the inspection report. If you aren't comfortable with what he finds, you should kill the deal.

Likewise, if you are selling a home, you want to know about such potential hidden problems before your house goes on the market. Almost all contracts include the condition that the contract is contingent upon completion of a satisfactory inspection. And most buyer's are going to insist that the inspection be a professional home inspection, usually by an inspector they hire. If the buyer's inspector finds a problem, it can cause the buyer to get cold feet and the deal can often fall through. At best, surprise problems uncovered by the buyer's inspector will cause delays in closing, and usually you will have to pay for repairs at the last minute, or take a lower price on your home.

It's better to pay for your own inspection before putting your home on the market. Find out about any hidden problems and correct them in advance. Otherwise, you can count on the buyer's inspector finding them, at the worst possible time.

Home inspections in the USA are similar to surveys in the UK, but they tend to go much further. A typical Home Inspection will cost around $350.00-$400.00 and will always be money well spent.

The inspector will go onto the roof, into the roof and will visually inspect all the walls inside and out. Additionally, he will check:

Home Inspectors encourage the buyer to be present at the inspection and usually provide a comprehensive written report on the spot. The inspector will discuss his findings and show the buyer any defects or problems he has discovered.

Depending on how your sales contract was written, it is likely that the seller will be legally compelled to complete all identifed repairs to a previously agreed limit, typically $500.00 or $1,000.00. If the cost of the repairs identified fall within this agreed limit, there is usually no problem - the seller simply puts it right.

If more serious problems are encountered, over this limit, then some re-negotiation is one possible solution. So, for example if the A/C system requires work that could cost $1,200 and the agreed limit is $1,000, then it is in the sellers interest to make good the repairs as a refusal may result in losing the sale. The buyer usually has the right to withdraw from the sale if the seller does not complete the repairs or the limit is exceeded.

Sometimes, the seller will ask the buyer to take responsibility for the repairs and will agree to transfer the cash equivalent of the repair limit at closing.

When interviewing a home inspector, ask the inspector what type of report format he or she provides. There are many styles of reports used by property inspectors, including the checklist, computer generated using inspection programs, and the narrative style.

Some reports are delivered on site and some may take as long as 4 - 6 days for delivery. All reporting systems have pros and cons.

The most important issue with an inspection report is the descriptions given for each item or component. A report that indicates the condition as "Good", "Fair" or "Poor" without a detailed explanation is vague and can be easily misinterpreted. An example of a vague condition would be:

Kitchen Sink: Condition - Good, Fair, or Poor.

None of these descriptions gives the homeowner an idea what is wrong. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the site and home. An example of a descriptive condition is:

Kitchen sink: Condition - Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. Recommend sealing sink at counter top.

As you can see, this narrative description includes a recommendation for repair. Narrative reports without recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.

Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.

At the end of the inspection your inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector's report states that the concrete foundation has common cracks, be sure to ask, "Why are they common?" The answer you should receive will be along these lines: common cracks are usually due to normal concrete curing and or shrinkage. The inspector's knowledge and experience is how the size and characteristics of the cracking is determined.

We recommend that you accompany your inspector through the entire inspection if possible. This helps you to understand the condition of the home and the details of the report.

Read the report completely and understand the condition of the home you are about to purchase. After all, it is most likely one of the largest investments you will ever make.