Tips on Reading an Inspection Report
In Kansas, no licensing for an inspector is required. It's critical that you choose an inspector who is highly recommended to you. Has a friend recently bought a home? Ask that friend who his or her inspector was. Were they pleased? When interviewing a home inspector, ask what type of report format he or she provides. There are many styles of reports used by property inspectors, including a handwritten checklist, a computer generated report, and a narrative style. Some inspectors take digital photos to document their findings. Some have the ability to e-mail the report to you. Follow your inspector around the home. This is a wonderful opportunity to learn about home maintenance. No question is too silly. Remember, you'll need to know where the water main is and how to increase or decrease the hot water temperature.
Most reports offer an Interpretive legend, then a Summary of significant findings with recommendations for remedy. Oftentimes, the summary pages are followed by specific pages such as Heating & Cooling systems, Structure, Roof, etc.. 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. Ask the inspector when you can expect to have your report.
Most homes have deficiencies. Some extensive lists equal minor deficiencies (dollars). Some short lists equate to extensive deficiencies (dollars). Be prepared to sort through and prioritize. Don't let this part of the process throw you off balance. Most often, corrections can be worked out between buyer and seller, resulting in an equitable transaction.
The most important issue with an inspection report is the descriptions given for each 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. It is important to keep reports as concise as possible.
Take time to 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 will offer explanations. 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.
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.
