| Home Inspections
Hosted by Barry Stone
Syndicated Columnist
Tuesday, Sept. 25, 2001; Noon EST You've found the house, gotten financing, put in a bid. Now comes inspection. What do you look for? How can you tell if building products are good quality, or if the builder or previous owner has cut corners or doesn't quite meet code? And if the house is in great shape, how do you keep your bargaining power, and how long before big repairs come into play? Luckily, "Inspector's in the House." Barry Stone has been writing his syndicated consumer protection column about building inspection, materials and contracting for seven years. A carpenter by trade, Stone spent seven years on building sites, overseeing building and design of home constuction. He received his general contractor's license in 1978 and started his own construction and remodeling business. On the job, Stone saw tradespeople and contractors violating building codes, and in 1987 was certified as a building inspector. He left the construction business and founded Action Home Inspection Service in California. Stone has inspected nearly 7,000 properties over the past 12 years, including homes, hotels and commercial buildings, and has talked about the effects of environmental conditions on homes on California television and radio. He is an expert on building codes and aspects of construction including electrical, plumbing, asbestos, fire safety and roofing. He was online Tuesday, Sept. 25. The transcript follows. Editor's Note: Washingtonpost.com moderators retain editorial control over Live Online discussions and choose the most relevant questions for guests and hosts; guests and hosts can decline to answer questions.
Washington, D.C.: I have recently heard of a D.C. government loan for prospective home buyers in D.C. The loan however must be used in specific targeted areas where many of the homes are run down. What type of inspections must one use to estimate the cost of renovation and if the home can be lived in? Also, how much do these types of inspections cost? Lastly, would you happen to know where I could find more information on the D.C.’s government housing projects/loans? Thanks! Barry Stone: I can advise you on inspection and disclosure issues, but not on specific government loan programs. To determine the general condition and livability of a property, you should begin with a standard home inspection and then obtain contractor bids on the various defects reported by the inspector. There are, however, some home inspectors who provide repair estimates as part of a home inspection report, usually for an additional fee.
Alexandria, Va.: I hired a wonderful inspector to inspect my new construction pre-drywall (over and above the builder's inspector). During that inspection it was discovered that the jacuzzi tub did not automatically come with a shower, contrary to what the salesperson said. My insepctor mentioned something about possible drainage problems with a jacuzzi tub if a shower is added. After my complaints, the builder has put a shower in saying that they do this on other construction. However, in most of their floor plans, I have seen a shower stall separate from the jacuzzi tub (no room for a separate shower stall in our bath). My question, when my inspector comes presettlement, will he be able to tell if the jacuzzi/shower combo could have the potential to cause problems, e.g., leaks? I don't want to have to re-do a bathroom because of a "faulty" shower. Thanks! Barry Stone: Your inspector should be able to identify visibly apparent construction defects, if any, that could result in leakage or other problems.
As to the inspector's warning that a shower could adversely effect the drainage of the jacuzzi tub, I have not heard of or encountered problems of this kind.
Round Hill, Va.: Good morning. More of a comment than a question: Get the best inspector money can buy. We used an ol' guy who was recommended by our real estate agent (a friend of my husband). Luckily I noticed that when he tried to turn on the water in the master bath shower, no hot water came out. He was actually going to check-off the shower as functional, but didn't and we were able to have the owners "fix" the problem. It lasted a week before we had to have our own plumber come out. Fortunately, we had a home warranty that covered it. Unfortulately, our ol' guy (who needed my husband's help to get up on the roof) missed the fact that both of our chimneys need repair -- in one, the flue is cracked from the house settling (over $1,000 to have it re-lined), and the other was victim of a chimney fire so intense flames would have been shooting 20 feet out the top of the chimney (also needs re-lining). Moral of the story: You get what you pay for, I guess. The worst $450 I've ever spent! Barry Stone: Your point is well taken. Home buyers should take the time to check out home inspector before hiring just anyone. The best home inspectors have reputations for thoroughness. By calling a few real estate offices, title companies, and appraisers, you can usually learn who are known as the best inspectors in a given locale.
Fauquier County, Va.: I will be closing on a new townhouse next month. It is a three-level, one car garage, interior unit (not an end unit). It has three bedrooms, two full baths, two half baths. Do I need to hire an independent home inspector? If so, what would be a reasonable fee? What things should we be on the lookout for? Thank you for your time. Barry Stone: Inspection of a new dwelling is always advisable. No new home is perfect, and a truly qualified inspection can always discover defects in materials or workmanship. As to what kinds of problems are likely to be found, to possibilities are endless and include potential defects in the plumbing, electrical, heating, roof, fire safety compliance, ground drainage, fireplace construction, etc.
Inspection fees vary widely, usually ranging from $225 and up for a quality evaluation. Just be sure to find the most thorough and experienced inspector in your area, rather than price shopping.
Washington, D.C. -- Capitol Hill: What usually determines the price of a home inspection? Is it the size of the home? The size of the bid? Or something else? Thanks. Barry Stone: Home inspection fees are usually based upon square footage and the number of living units. Some inspectors may charge more for homes that are older or in bad conditions, as this can effect the time needed to complete the inspection.
Arlington, Va.: What's your thought on getting a warranty included when buying a used home? Barry Stone: Warranties are insurance policies on specific appliances and building components that experience problems during the first year after close of escrow. The value of the policy if proportional to the company's performance when claims occur. Therefore, ask several Realtors in your area which warranty companies have shown the best track record in this regard.
Washington, D.C.: You say one of the top 10 defects of any home are roof defects. What's the most common? Loose shingles? Bad seal? Barry Stone: This depends upon the type of roof being considered. There are different types of problems involving damage, wear, and faulty installation with every kind of roof, whether composition shingles, wood shakes, sheet metal, built-up, tiles, etc. A detailed answer to this question would actually entail a lengthy article.
Arlington, Va.: How reliable are home inspections really? And aren't they usually lined up by realtors -- people for whom it would be in their best interests to find minimal problems? Barry Stone: Good question.
Home inspections are as reliable as the overall knowledge, general experience, and ethical integrity of the inspector. This is why home buyers should shop around before hiring any inspector. Home inspection is a learn-as-you-go business. Therefore, an inspectors ability to discover defects increases with ongoing practice.
As to your concerns regarding Realtor recommendations, there are many agents who honestly recommend those home inspectors with a reputation for thoroughness and detail. These are the ones I call "advocates," because they represent the best interests of their clients. Unfortunately, there are also those who avoid total disclosure and recommend less thorough inspectors. These are the ones I call "used car salesmen." It is as you would inspect with any profession, there are always the good, the bad, the beautiful, and the ugly.
Arlington, Va.: When the home inspector finds problems and reports back, what's the next step? Back to the negotiation over price and what the owner will fix before selling to the buyer? Should the inspector be in contact with the settlement lawyer? Barry Stone: After the inspection, it's time to evaluate all of the inspectors findings to determine which are minor defects needing normal maintenance, which are significant functional defects warranting prompt attention, and which are safety issues in need of priority repair. Next, you'll need to decide which conditions you're willing to accept and which you'd like the seller to repair. In lieu of repairs, you might opt to request a price adjustment. However, repairs and price changes are usually negotiable. Unless specified in the purchase contract or by state or local law, sellers may not be required to perform any repairs. To aid you in sorting through these options and representing you in the negotiations, you'll need to work with your realtor or lawyer.
Mason Neck, Va.: We closed on a home built in the '70s in January. One of the amenties listed was "new" windows. Our home inspector said the pictures windows in the living room and family room looked cloudy. He determined that the windows were leaking. What he didn't bother to check (and neither did me and my husband nor the realtor) were the remining windows throughout the house. It turns out that all the windows are leaking, which means we now have a major expense of replacing the windows. Do we have any recourse at this point in time? Is it worth pursuing? BTW -- We did pay a lot of money for this inspection. The house from hell! Barry Stone: In some states, home inspectors are only liable for a refund of the inspection feel. You'll need to get some legal advice as to whether this is the case in Virginia.
Dual pane windows manufactured in the 70's and 80's are notorious for leaking seals. Experienced home inspectors are aware of this and will recommend professional review of all dual pane windows whenever even one is found to have leaked. Residual water stains between dual stains are sometimes faint, and visibility can vary with changes in lighting. For this reason, a competent inspector will not assume that problems are only occurring at windows where stains are visible at the time of the inspection.
Woodbridge, Va.: We bought a new construction (going to closing this week). Does our inspector still need to go on the roof? What can we expect our inspector to look for in a new home other than code violations? Barry Stone: A home inspection should include a thorough evaluation of the roof installation, even with a new home. Aside from code violations, the inspector will be looking for defects in materials and workmanship. Not every defect involves a violation of code. In fact, poor craftsmanship can abound, without breaking any of the building and safety requirements.
Re: windows from the '70s and '80s: So are there certain kinds of windows you should always look at and think "uh oh," or does it mostly depend on the way they were installed? Barry Stone: The window industry at that time had not perfected dual pane seals to the extent that was finally achieved during the 90's. The costs of product liability claims forced them to develop better materials and methods for sealing the glass edges. Many companies now offer lifetime warranties on dual pane seals.
Alexandria, Va.: I'm thinking of becoming a first-time buyer, so all of this is new to me. Is there a typical warranty on a house -- new construction or old? Barry Stone: Builders are required to warranty new constuction, but the duration and specific reqirements of such obligations vary from state to state. For details in this regard, contact the state attorney general's office or the state agency which licensed contractors.
More on windows: If you're buying a newly constructed home or building one yourself, what should you be aware of when deciding on what windows to choose -- dual pane, casement, sash, etc.? Barry Stone: The main consideration is to choose a manufacturer with a good reputation for warranty service. A good example is Milgard.
Portland, Ore.: What are the top three areas that an inspector is likely to find problems in an older house (say 1920s)? Barry Stone: In an older home, nearly all aspects of the building are likely to warrant upgrades or repairs. Unless the home has been rewired, the electrical system is likely to be substandard and to harbor inherent safety problems. Unless the house has been repiped, the water and drains lines are likely to be badly rusted and in need of repair or replacement. Unless the heating system has been upgraded, the heat source is likely to be inadequate, or at least inefficient, and possibly unsafe. There is also the possibility of a deteriorated roof, too many roof layers, damaged roof flashing, defective gutters (or no gutters), and possible problems with the roof framing. Foundation in older buildings are also candidates for deterioration, failure, or substandard design. The list could go on and on. Just make sure you find the most thorough inspector available before completing the purchase.
Killeen, Tex.: Can you please give me information on how I can get in contact with the Rev. Al Sharpton. I have some serious issues that I feel he can help me with. Sincerely, Annecia Davis-White Barry Stone: This is a home inspection forum. You'll need to contact someone else at the Post to learn the whereabouts of Mr. Sharpton.
Washington, D.C. or Bethesda, Md.: Is there an accredited agency that can vouch for home inspectors? Is there anyway of looking up pending complaints against them? What should we look for or what types of questions should we ask before choosing a home inspector? Barry Stone: Most competent home inspectors are members of the American Society of Home Inspectors (ASHI). To learn of any complaints that may have been filed against a particular inspector. You can also check for complaints at the Better Business Bureau and the state attorney general's office.
All that aside, just make sure you find an inspector with a reputation for thoroughness, someone with many years in the business and who has performed a very large number of inspections. Make sure the inspector is insured for errors and omissions and that is a member of ASHI.
Washington, D.C. or Bethesda, Md.: Is there a Better Business Bureau kind of consumer agency for home inspectors so that we can verify if there are any complaints on file with the home inspectors before we choose them? What should we look for in a home inspector? Thanks,
Kristen Barry Stone: To the best of my knowledge, there is no such oversight agency for home inspector. This is why buyers need to do their own investigating before hiring any home inspector.
washingtonpost.com : washingtonpost.com: That was our last question today. Check in with the Online Homebuyers Conference the rest of the week:
Wednesday, Sept. 26: Katherine Salant on new home construction and customization at 1 p.m. EDT
Thursday, Sept. 27: Kenneth Harney on selecting a mortgage lender at 1 p.m. EDT
Friday, Sept. 28: Bob Bruss on buying and selling real estate at 1 p.m. EDT
In case you missed it: Monday, Sept. 24: Benny Kass talked about real estate law
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