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Your house: Open up and say "ah" By Stacy Downs Home inspections should be considered like doctors' checkups because they are useful tools in gauging the health of a house. Like a person, a home develops common problems at certain ages, making it a good practice for homeowners to have their houses inspected at least once each decade. At 5 to 7 years old, water problems and wood rot become concerns. At age 40 or 50, it's probably time for new copper pipes. "A man with a 3-year-old house had me inspect it," says home inspector Joe Thompson, owner of Craftsmen Home Services in Overland Park. "He was developing a home-improvement checklist and wanted to prioritize." To hunt for clues of potential house ills, professional home inspectors climb on roofs, crawl through attics and search basements. Their major findings include: Water leaks. Siding, valves, pipes, toilets and roofs are the culprits. Poor electrical systems. The main box can contain wiring that could cause a fire. Broken switch plates and burn marks near outlets also indicate problems. Ailing mechanical systems. The furnace and air-conditioning unit are sometimes inefficient and need to be replaced. Failing foundation. Cracks are telltale signs. Inspectors typically spend two to three hours investigating a home. Prices go by the size of the house and the driving distance for the inspector, ranging from $250 to $500. Like many home inspectors, Thompson uses a computer program and digital camera to create reports with words, graphics and photos. A red-cross icon denotes safety concerns, a dollar bill distinguishes repairs and replacements that will cost a lot of money and binoculars show what areas need monitoring. Thompson takes pictures and circles problem areas. He attaches recommendations for replacements and repairs from Consumer Reports magazine and government publications. The reports also contain links to Internet sites for more information. But some people prefer checklists without graphics and photos. "They feel overwhelmed by too much information that they don't know what the report is really saying," says Dan Bowers, senior home inspector of Holmes Inspection in Kansas City and a national trainer for home inspectors. "There's no right or wrong answer. It's up to the client." It's good for a home inspector to have a construction background, Bowers says. The profession attracts architects, contractors and engineers who are either looking for less strenuous work near their retirement age or a second job. The client should be at the home under inspection. That way, the professional can point out problems along the way or after the inspection. Inspections aren't pass/fail tests, nor are they a to-do list for the seller, says Mike Kuhn, author of The Pocket Idiot's Guide to Home Inspections (Alpha, $10). The role of a home inspector is to provide the buyer with an opinion of the home's condition at the time of inspection. A buyer's real-estate agent or a lawyer is more qualified to answer the age-old question "Should I buy this house?" They typically ask for second opinions from specialized professionals including electricians, structural engineers, mold testers and chimney inspectors before canceling a contract. "Home inspections are crucial, even if you're buying a house as is," says DeeDee Cooper, executive sales associate for Reece and Nichols in Prairie Village. "They let you know just what you're in for." To reach Stacy Downs, home reporter, call (816) 234-4780 or send e-mail to sdowns@kcstar.com. Find a pro Membership in one of the following professional organizations means the inspector receives continuing education opportunities. Each keeps a list of local members:
Make sure the inspector carries general liability and malpractice insurance. Ask about reporting methods. Some inspectors use a detailed checklist; others add photos, circling problem areas. Call references. Tools of the trade
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August
21, 2005