The Home Inspection Process

What should you expect?

Hopefully the inspection report will show no major issues. Resold properties will generally have a range of odds and ends that could use some work and it’s fair to say that you should expect about 1% of the sale price and a good handyman to cover these issues if the sale is written in the “As-is” contract.

What if there is a major problem?

If an item is discovered above the 1% then it becomes an item that we will have to address with the seller. In most case the item can be addressed by negotiating the sales price or the seller may offer to resolve or contribute to the repair. If the issue cannot be resolved through negotiation then the buyer has the option to withdraw from the sale at no penalty – PROVIDING WE ARE STILL IN THE INSPECTION PERIOD. Which brings us back to an expedient home inspection. Generally the inspection period is 7-14 days which provides plenty of time to conduct the inspection and negotiate any items that require addressing.

What should I expect from the report?

You should expect to read and see pictures about every element of your home. The structure, appliances, pool, electrical, plumbing, roof, A units, water heater – everything. The home inspector will either note it as a problem or “Appears Serviceable”, which is HI language for it looks good to me.

Some things to be aware of:

When you build a house in Central Florida you are building mainly on a sand base, in the first couple of years the house “settles” and that settlement may cause small movement of the house causing hairline settlement cracks on the walls of the house. These are easily repaired with some calk and paint, however if they come up during the inspection it may become an issue with property insurance as the insurance companies like to have them cleaned up prior to issuing home insurance. We will try to have the seller repair them prior to close but if they are not done it’s in your best interests to have them addressed as soon as possible. Generally it’s a small job that only takes a couple of hours and is relatively inexpensive.

On a somewhat related subject, the report will most likely also offer the advice that the house needs painting on the outside. Exterior paint is very important in Florida as it protects the house from the elements. Special elasticated paint can fill in many of the cracks and should be done about every 8-10 years depending on the house and the quality of the original coating. Air conditioning: Possibly one of the main items in a home inspection, the AC unit is responsible for keeping the house cool and will very likely require a service to keep it in prime condition. Having an HVAC inspect, clean and service your system is a very good idea and something that will most likely be recommended to you by your HI.

PEX Plumbing Pipe

You may see a disclosure on the report regarding a national class action lawsuit regarding PEX plumbing pipes. Nearly every house we work with in Orlando and we suspect a large majority of homes in the USA have this hardware. There have been issues with some homes and that has led to this lawsuit. We are not aware either through our clients, brokerage or our home inspectors that it has effected any homes in our area. Home inspectors are encouraged to add this clause because there is no logistical way to check every pipe in every home. You may see something like this in your report:

Various manufacturers of PEX plumbing pipe and connections have been involved in National Class Action Lawsuits. There have been alleged issues with PEX pipe and connections from 1996-present. We cannot determine matter of factly in this visual inspection if the PEX pipe in this house has any of the alleged defective materials listed in these class action lawsuits. Brass fittings from Zurn marked “QPEX” used from 1996-2010 are known to be defective. KITEC fittings have been named in a lawsuit. Nibco “NEXT-PUR & DURAPEX” PEX pipe has been named in a lawsuit. Uponor “red & blue” PEX pipe manufactured from 2010-2021 is currently involved in a National Class Action Lawsuit for alleged failure.
Manufacturers identifying markings may not be legible on the pipes (or may not be on the product at all) in this home and any potential future defects is expressly disclaimed by this inspection. For further evaluation, consult a licensed plumbing contractor. Uponor pipes noted in this home.
No visible defects noted at the time of inspection. Alleged defects with Uponor pipes has not been proved to date.

What does it cost?

It depends on the size of the property but somewhere between $300-750 is where you will find your price point.
There is also an additional $100 fee for a WDO (wood destroying organism or termite report) which is something you might want to consider. And the additional service and fee of a mold inspection should one be required. Generally with the mold the inspector will suspect there may be a problem with the initial inspection and advise you that it may be something worth considering. It is rarely an issue but one that should be taken very seriously should there be a problem.

How do I have an inspection arranged?

We can recommend a home inspector to you, we have worked with some very good and reasonable experts and will be happy to share that knowledge with you.

I have questions

Call the HI, talk to him directly about the report. They are usually great at explaining the details and can give you advise on what to expect. We will also review the report and in many cases we may already be discussing items with the listing agent if they require immediate resolution.

The inspection report is one of your most important tools and checks on the condition of the property. It can be used to get an inside look at the current condition and has the additional benefit of letting you know what odds jobs will need attended to after you purchase.
The majority of the homes we look at are relatively new homes and very rarely do we see any major issues.
But it’s always best to have an expert eye review your investment on your behalf and your home inspector is your best friend when it comes to looking under the hood.