How's that to get your attention?
My clients just submitted an offer for a home in Paradise Valley.
My buyers wanted to make sure the house was in good condition and that we did all the necessary inspections. My response was that they will have a very good understanding of the condition of your house by the time the inspections are finished.
I recommend that my clients get the following inspections.
General Home Inspector: The Home inspector will walk the house, do a visual inspection and then inspect all the major areas of the house. These are; test the HVAC system to confirm that the temperature splits are good, check the drains on all the bathroom and kitchen sinks and toilets, check the electrical panel, check the roof (if accessible), check the foundation for any cracks, note the condition of the kitchen cabinets, run all appliances (refrigerator, washer, dryer, dishwasher, range, microwave, warming drawer, etc) note any issues with pool leaks at the pool pump and a host of other items. Some of my buyers are surprised at how detailed of a report the general home inspector provides. The home inspector's job is to note all items reviewed and highlight safety items and any concerns.
Termite and Wood destroying inspection: Inspector looks for wood rot, termites and if there is any evidence of current or previous treatment for these pests.
Roof Inspection: I always recommend that the buyer does a roof inspection. This is a large expense item and it's important to know up front if there are any issues and costs to repair these items.
HVAC inspection: I recommend that a licensed HVAC company inspect the HVAC system to determine the age and if any service is needed.
Electrical and Plumbing Inspection - normally I recommend these inspections only if something is noted by the general home inspector. If the electrical system seems old or the amperage is off, then I recommend a licensed contractor come out and look at these two systems in detail.
Sewer Line inspection - I recommend that a sewer line be scoped if the water is draining slow throughout the home or if the home is dated and there is concern that the sewer lines are made clay. I also recommend a sewer line inspection of all foreclosure homes.
Septic Inspection - if the home has a septic then the standard purchase contract requires that the seller provide a clean septic inspection report to the buyer.
Other Soft Inspections:
Title Insurance to confirm that there aren't any liens or clouds on the title
Homeowners' Insurance - I ask that the buyers get an insurance quote from their insurance agent to confirm that they know the cost and if there are any issues of obtaining homeowners insurance.
Utilities - I ask the seller to provide the buyer with 12 months of utility bills so that the buyers understand the utility cost of owning a home.
Monthly Mortgage Payment including the Principle, Interest, Taxes and Insurance (PITI) so that the buyer knows the monthly mortgage commitment of owning the home.
Closing Cost estimate - funds needed to close on the house.
The goal of the inspection is for my buyer's to know everything about the house so they know what they are getting into before they close on the house.
I always tell my clients that "Yes, the roof will leak, the AC will fail, and that the toilet will get plugged"! I'm not saying that this will happen as soon as they buy a home. But, it's part of owning a home. Roofs leak and you have to maintain the house. This is just the reality of owning a home.
My goal is for my buyer's to know the condition of the house before they close on it so they know what to expect.
Call me with any questions in the meantime.