Does an ASHI Home Inspection Reveal Problems or Diamonds?

A home inspection report, completed using ASHI standards, typically spans 40 to 50 pages and contains a wealth of information regarding the home's details. It is not solely focused on identifying issues but also includes crucial data such as the types of materials used (e.g., brick or stucco) and the ages of the mechanical equipment. Additionally, the report lists built-in appliances and estimates the age of the roofing, among other details.

This information helps buyers assess the likelihood of necessary maintenance or replacement. Some items in the report may need further evaluation by specialists, such as electricians or foundation experts, while others may be flagged for future maintenance. The report usually includes a summary section highlighting the main issues, which should be the primary focus for both the buyers and their agents. If you plan to remodel the master bathroom immediately, for instance, a non-functioning whirlpool may be irrelevant but can still serve as a negotiating tool for the overall price. It's essential for buyers to thoroughly review the inspection report with their real estate agent. Assessing the severity of the identified issues is crucial before negotiating with the seller. Buyers must differentiate between urgent problems, such as safety hazards, and less pressing cosmetic concerns—remember, fresh paint and new carpeting can make a significant difference. Keep in mind that all issues uncovered during the home inspection can be repaired or replaced; none should be considered a deal-breaker. It's wise to obtain quotes from licensed contractors to understand the realistic costs of addressing any issues. Always seek multiple quotes before committing to any work, and remember that no repairs paid for by the buyer should be completed before the closing is finalized.

Possible outcomes of negotiation may include:

- Requesting the seller to repair the identified issues

- Lowering the purchase price to reflect the estimated repair costs

- Deciding to walk away from the deal, depending on the findings and the buyer's financial situation.

Fewer than 4% of potential buyers back out of a deal, which is perfectly legal if a contingency clause is included in the contract.

Common items noted in a home inspection may include:

- Moisture damage to exterior trim

- Dirty air conditioners

- Doors and windows that do not operate properly

- Plumbing leaks

- Missing electrical covers and plates

- Dirty dryer vents.

These and other issues may be included in what some refer to as a repair proposal, which becomes part of the contract. The seller will then agree or disagree to make the necessary repairs or replacements. Buyers may also consider adjusting their offered price based on the repairs needed. However, it's important to remember that when selling the house in the future, the next inspection could reveal the same issues. Safety concerns highlighted during the inspection, such as missing handrails or trip hazards, should always be addressed promptly. There is never a perfect house, and a home inspector will likely find something that needs attention. Don’t let a lengthy inspection report filled with repairs discourage you from purchasing a home—you might just discover a diamond in the rough.