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Home Inspections
Hosted by Barry Stone
Syndicated Columnist
Tuesday, March 27, 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, March 27.
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.
Louisville, Ky.:
My husband and I will be re-locating to Louisville, Ky., soon and are considering a home in a historical district there. The home is a little over 100 years old. It is a Victorian with vinyl siding over a wood frame. The foundation is brick. We are planning to have an inspector inspect the home, but we want to know what other things we should watch out for in buying a home this old.
Barry Stone: With homes of this age, numerous aspects are likely to be outdated and substandard, including electrical, plumbing, and heating. Old piping can be badly rusted and in need of replacement. Old electrical can be inadequate to current domestic uses, and unsafe alterations have have been performed on the system by unqualified persons. This can pose numerous safety concerns, from shock hazards to fire hazards. Other substandard alterations may also have safety implications, such as added gas piping or improperly installed heating. Deterioration in numerous aspects of the home can also be consequential. Heating systems can be producing carbon monoxide, decomposing masonry can affect the safety of fireplaces, and firewalls can be omitted between the garage and dwelling. With old homes, there are also concerns regarding the number of roof layers, rotted wood in many places, countless kinds of window and door problems, etc. A book could be written in response to your questions, so be sure to find the most experienced and nitpicky home inspector in your area.
Barry Stone
Herndon, Va.:
Can you please list some of the common pitfalls that happen when buying a house for the first time? Several of my friends ended up with structural damage to their homes because they didn't know what to look for.
Barry Stone: If your home buying friends had structural problems because they didn't know what to look for, they made a critical strategic error. It is the home inspector's job to know what to look for, not the home buyer. As a first time buyer, you need to find the most experience and detailed inspector available in your area. If your inspector does a thorough job, this should protect you from unhappy surprises after the close of escrow.
Barry Stone
Arlington, Va.:
My husband and I are looking at buying a condo in the next 6 months to a year, and we are wondering how an inspection for a condo would differ from a SFH inspection.
Are there certified inspectors who specialize in condos?
Should the inspector look at common areas such as the grounds, laundry room, storage room?
What about the roof and crawlspaces or locked basements? Who provides access to the latter -- the seller, agent, condo association? If the roof is ready to be replaced, I want to know about it since even though it probably won't affect my unit directly, I want to know if it will likely need replaced while I am there, since the fees will likely increas as well to pay for it.
Are there any books you recommend that deal with what condo buyers should be on the look out for in regards to the inspection? Thanks.
Barry Stone: Home inspector don't all take the same approach to condo inspections. Some inspect the interior only, which other inspect the entire immediate premises, outside and inside. Some provide a choice of inspections for different fees. Your inclination to have everything inspected is wise one, since you will be a paying member of the association which pays for repairs to communal areas, and roof problems can affect the condition of the interior you are buying. Therefore, find a qualified home inspector who will check all aspects of the unit you purchase.
There may be some good books on condo buying, but I'm not sufficiently familiar with one to make a recommendation. Just take your time when buying, find out as much as possible about the property, and hire a nitpicky home inspector.
Barry Stone
Columbia, 29210:
What should I look for when getting a home inspection?
How much does it cost to have a home inspection done?
Barry Stone: Home inspection fees vary considerably, from $99 to $350 for an average size home. Beware of anything priced lower than $200, as this is a sign of a rushed job. Bargain inspections provide no savings if the inspector fails to disclose all significant property defects. The best way to price shop is to find the most thorough, experienced, and detailed home inspector available. Call a few real estate offices in your area and ask who are the most thorough inspectors in town. The inspector should have years of experience, should have inspected at least 1000 homes, should have errors and omissions insurance, and should be a member of the American Society of Home Inspectors.
Barry Stone
Largo, Md.:
Hi Barry,
I'm in the process of purchasing a new town house. I plan to have an outside home inspection. My tentative settlement date is the end of April. When should I have the inspector come out?
Barry Stone: Get the inspection scheduled as soon as you open escrow. This will ensure that you have plenty of time to consider the findings and to make repair requests of the seller. You should also consider the contingency deadline in your purchase contract. Typically, you are given a limited number of days to have a physical inspection and request repairs.
Barry Stone
Baltimore, Md.:
I am looking to buy a Baltimore city rowhouse which may have some structural concerns -- the adjacent rowhouse was torn down and a cement block wall was put up on the side of the house that I am interested in. Is there a specific type of inspector that might be able to tell if this "new" wall is structurally "sound" or not (i.e., that the original brick will not come crashing down, bringing the walls with it).
Barry Stone: Some home inspectors have structural engineering as their professional background. Check with your local chapter of the American Society of Home Inspector and ask for the names of inspectors who are licensed structural engineers.
Barry Stone
Washington, D.C.:
What are the top five flaws you usually encounter in new construction?
Barry Stone: 1) Sloppy finish work.
2) Errors in roofing installation.
3) Faulty ground water drainage.
4) Safety problems with gas furning fixtures.
5) Electrical safety violations.
Other inspectors will no doubt wish to add to this list, and that's ok. The kinds of defects likely to be found in a new home cover all aspects of construction. Anything is likely to have a defect, and you never know where the problems are until you have a professional inspection.
Barry Stone
Miami, Fla.:
Mr. Stone:
I am mulling buying a 1970 cape cod. It has a couple of spots in the staircase and upstairs where the steps or floor creaks. The areas are carpeted.
Is this complicated to fix?
ED
P.S.: I don't know about wood frame houses -- I am moving from Florida!
Barry Stone: Squeaky floors are very common because nails in high traffic areas tend to become loose. If you plan to recarpet, that's the best time to resecure the subfloor. Once the carpet is removed, refasten with drywall screws. If carpet removal is not in the schedule, there are screws specially made for this purpose. They can be driven through the carpet and then the head can be broken off at a specially scored shank. The trick here is to know where the floor joists are located. For best results, have this done by a qualified flooring installer.
Barry Stone
Arlington condo followup:
You say get a nitpicky inspector -- how do I find one? In the intro it states you are a certified inspector -- who does the certification? In Virginia, is this a county or state certification? Can a District inpsector do one? Are there lists of reputable inspectors? I'm leery of taking a reference from a realtor -- I've heard of kickback schemes between inpsectors and agents/brokers, but since they are in the business I don't want to completely discount their opinion, either.
Also, I've heard that in a tight market some sellers will take a bid that doesn't depend on an inspection. How long does an inspection typically delay a purchase? Can I have an inspector on retainer, so to speak, to inspect a property with 48 hours of notice or something like that?
Barry Stone: The certification referred to is provided by the International Conference of Building Officials, the authors of the Uniform Building Code. Not all home inspectors have this kind of certification, and it is not an essential qualification among competent home inspectors.
The fear that home inspectors are in collusion with Realtors has been exagerated by the sensationalist media. Obviously, instances of this are to be found, just as there are disreputable persons in all professions, tarnishing the credibility and reputations of others. Smart Realtors know the long term business benefits of working with thorough home inspector, and intelligent inspectors know that incomplete inspections lead to inevitable legal problems. If you call several real estate offices and ask which inspector are the most thorough, a general pattern should emerge, indicating who is well regarded in the business.
Here's a lead on an excellent home inspector in your area. Contact JD Grewell at jdgrewell@aol.com.
Barry Stone
Cheshire, Conn.:
In the average 30-year-old home, what are the three most probable problems that the buyer should be concerned with?
Barry Stone: In the average 30 year old home, every conceivable problem is a likely candidate. At this point, the house has had sufficient time for systems to develope deterioration and the property has probably been exposed to the tradesmanship of unqualified persons. The list you request cannot be limited to specific conditions, but rather a broad range of them. For example:
1) Roof problems.
2) Electrical problems.
3) Plumbing problems.
4) Heating problems.
5) Etc. problems.
This is why home buyers need qualified home inspectors.
Barry Stone
Fairfax, Va.:
Barry, with everything you know about houses, would you rather have an old house (70-100 years old, say) or a brand new house?
Thanks for your column. I read it every week.
Barry Stone: Thanks for the kind words.
There is a long list of pros and cons relating to the choice between an old home and a new one. Quality of workmanship can be good or bad in homes of any vintage, but with older ones, there are issues of deterioration, wear, and obsolescence. If you can find one that has been upgraded, that can alleviate a lot of problems and expenses. Older homes are not energy efficient, and this will become an increasingly important issue as fuel cost rise. With older homes, plumbing, electrical, and heating systems can be obsolete or unsafe, and roofing may need replacement. With newer homes, energy efficiency is likely to be up to date, but there can be problems with rushed construction, a common malady in todays new home market. It would actually take a book to detail all of the upsides and downsides of this topic. A lot has to do with that character of home you prefer. Just do a lot of shopping and comparing before you decide.
Barry Stone
Columbia, S.C.:
I have found a house to purchase that was built in 1980. Have the building codes, etc., been changed drastically since then? If the home inspector does find some concerns but they are minimal and not very costly, would you recomend still buying the home and then making the repairs myself?
Barry Stone: Upgrades to the building code are continuous and ongoing. Each year there are more changes, and every three years an entirely new code book is issued. Significant changes since 1980 include safety upgrades to electrical systems and guardrails, new structural standards for seismic safety, and more strict requirements for smoke alarms. The list goes on, but these changes do not make a 1980 home undesirable. If the price is right and the home inspection report discloses no major problems, the vintage should not be a reason for walking away from the deal.
Barry Stone
Fairfax, Va.:
What timing! I am having my potential new home inspected Thursday. Based on your experience, are there certain problems that the seller should always take care of, and others that can/may be passed on the buyer?
Barry Stone: Any defect that is not warranted in the purchase contract is negotiable between buyer and seller. The easiest way to kill the sale is to demand repair of all reported defects. Reasonable repair requests to be submitted to the seller include safety violations, leaks, and nonfunctional components. If the home is brand new, then the builder would be required to repair everything.
Barry Stone
Alexandria, Va.:
I recently bought a new townhouse in Alexandria, and hired an inspector. My husband met with the inspector, who spent about an hour going through our house (2,500 square feet, 3.5 baths, two-car garage, four stories). Not having had an inspection before, we didn't realize that this was an extremely short amount of time for an inspector to spend in a house until we talked to our neighbors. Their inspectors all spent three or four hours in their homes.
What is a reasonable amount of time for an inspector to spend in a new-construction house? I never have contacted our inspector because moving was so hectic.
Also, I realize inspectors aren't concerned with cosmetic items, but I was not happy that ours didn't catch that our oven was not level (by more than 1/2 inch!), as well as mildew on our first floor that was caused by a sewer backup (which occurred before we moved in).
Barry Stone: The best home inspector in the world cannot perform an adequate inspection of a home in only one hour. This is a physical impossibility. Any home inspector who performs one hour inspections should be reprogrammed or driven out of town on a rail.
For a 2,500 square foot home, three hours is the minimum time needed for a competent home inspector to perform a thorough evaluation.
There are probably a number of property defects of which you are not yet aware. I would strongly recommend finding a compotent home inspector to thoroughly check out your home at this time. If significant discoveries are made, the first home inspector, at the very least, owes you a refund.
Barry Stone
San Francisco, Calif.:
I understand that inspectors are not permitted to open up walls or remove carpets, etc. Doesn't this pose a problem for the inspector? In past years when I remodeled, opening up a wall often showed new problems.
Barry Stone: A home inspection is a visual inspection only. If home inspectors were to open walls, ceilings, and floors, who would pay for all of the demolition and repairs? And how far would the demolition extend? Should we just spot check inside the walls, or fully strip the drywall to enable a complete inspection of the framing, plumbing, and electrical systems? There is a limit to what a home inspector can reasonably do. If property performed, very few significant defects slip through the home inspection process. Exceptions, of course, do occur, but until home inspector develop x-ray vision, this will remain one of the inherent shortcomings of the trade. As to home inspector, all an inspector can do is disclose the limitation of the inspection within the text of the report. For reasonable people, this will be acceptable. For others, ambulance chasers are waiting to provide their services.
Barry Stone
Alexandria, Va.:
Hi Mr. Stone, I am a big fan of your column and I want to ask you about new homes. My husband and I are having our house built in Charles Coounty, Md. I was told that the county inspects during each phase of the house, but I want to know should we still get a inspection now while the house is being built or after? Thanks, Mrs. L Jenkins
Barry Stone: A final inspection of a new home by a qualified home inspector will always reveal defects. But many more problems can be discovered and corrected if you hire a series of pre-drywall inspections during the course of construction. Some home inspectors specialize in this type of inspection. Email jdgrewell@aol.com for a referral in your area.
Barry Stone
Fairfax, Va.:
What about radon and lead tests. Are they needed?
Barry Stone: Radon gas is an issue in many eastern areas, and some home inspectors provide testing to determine radon levels. In high concentrations, radon is known as a cause of lung cancer. If found, mitigation can be affected by installing special ventilation. In homes built before 1978, lead paint is common, and some home inspectors also provide this type of testing. If left alone, lead paint is not hazardous. Problems occur when paint chips are ingested by children or when sanding is used as a method of removal. As you call prospective home inspectors, ask if they perform these services.
Barry Stone
Barry Stone
Arlington, Va.:
One year ago, my husband and I had a certified building inspector perform a home inspection for us. During the course of the inspection, the inspector was unbelievably rude to me, practically rolling his eyes whenever I asked him a question. Would it be appropriate for me to contact ASHI or AARST (he is a member of both) to complain about his unprofessional behavior?
Barry Stone: Rudeness is inexcusable behavior for home inspectors or for any other person performing a professional service. By all means, report this person to ASHI and AARST. A home inspector is hired as a consultant, as an information provider. The inspector's job is not just to inspector, but to fully inform the buyer in every area where there are questions or uncertainties in the buyer's mind. An inspector who does not serve the needs of clients needs a rude awakening and a change of employment. He might be better suited to cleaning the cages at the public zoo.
Barry Stone
Springfield, Va.:
Barry,
I had my home inspected last summer by a firm recommended by my realtor. After closing we discovered that the inspector had missed a leaky foundation. The inspector refused to accept any responsibility, pointed to his contract, and left me with several thousand dollars of repairs to the gutter drains, re-grading, and new carpet. Where can I find an inspector who will stand behind his work?
Barry Stone: Many home inspectors limit their liability to a refund of the inspection, and the courts have upheld this limitation in some states. The best way to avoid this problem is to hire a home inspector who carries errors and omissions insurance. However, to have the inspector file a claim, you might have to initiate legal action. For specifics in this regard, you'll need to consult an attorney.
Barry Stone
Vienna, Va.:
For new homebuyers who don't know what to look for in signs of structural damage, can I suggest a book that my husband and I found very helpful -- Bob Vila's (I know, I get that hokey feeling, too) Guide to buying your dream home. It tells you thinks like basement foundation cracks that go parallel to the floor mean one thing and cracks that go up and down mean another, and other things to look for. We used it, sent it to my cousin who also found it helpful and passed it on to her brother!
Barry Stone: Thanks for the tip. I'll check it out.
Surfside Beach, S.C., 29575:
What type of person would you call to find cause of water leak at foundation level at corner of house? Especially after a hard rain?
Barry Stone: Those who evaluate and correct site drainage problems are listed in the yellow pages as Geotechnical Engineers.
Barry Stone
E. Falls Church, Va.:
Two plumbing questions:
1. We recently looked at a house for sale that had a loose pipe in one wall, so when you turned off the hot water, you could hear the pipe reverberate. Is this a sign of greater problems, is it fixable or is it no big deal?
2. A friend's house has a cracked drain pipe so over time, leaves and things enter the pipe and it has to be snaked. She is thinking of selling her house. This sounds like an expensive problem to fix. What do you think?
Thanks!
Barry Stone: The turning off a water faucet causes knocking in the wall, this is known as water hammer. It can be caused by a loose pipe, by high water pressure, by trapped air in a line, or a combination of these. Water hammer is often no more than a minor annoyance, with no adverse affects. Other times, the impact of the knocking can cause a soldered fitting to disconnect. I'd advise having this checked by a licensed plumber.
As to the yard drain becoming clogged with leaves: Your obligation to buyers is to disclose. Repair is not required, as long as you fully inform buyers of the problem. They can request repair, and at that point the problem becomes a negotiable part of the sale.
Barry Stone
Alexandria, Va.:
Hi!
I've signed a contract for a townhome condo; construction starts in May/June. I hear the horror stories about problems in new homes and want to avoid that.
Would you recommend two inspections -- one before the drywall goes up and a final one near settlement? Will inspectors do this as a "package deal" or is each paid for separately?
If two are not necessary, is one more important?
Barry Stone: Definitely have a pre-drywall inspection, as well as a final home inspection. Some home inspectors may have separate fees for each inspection, while others may provide a package price. This is not as important as finding the most thorough and experienced inspector available.
Barry Stone
Gaithersburg, Md.:
Hello Mr. Stone,
I have a question concerning about home inspection. The last house I bought, the inspector was recommended by my broker. He did a pretty bad job, since during the nine months I stayed in that house, problems began to creep up (a little here and there), including the problems with water standing on the driveway, and patio after the rains. I'm planning to buy a re-sale house and I'm sure where to find a good and detail-oriented inspector?
Please advise.
Regards,
Saaxx
Barry Stone: As you discovered the hard way, home inspectors are not created equal, and referrals are not always to be trusted. Next time, shop around before hire an inspector. Look for someone who is very experienced, having inspected at least 1000 homes. Instead of asking your own agent, who has a vested interest in closing escrow, call several real estate offices and ask who is the most nitpicky inspector in the area.
By the way, many agents and brokers provide reliable home inspector referrals. The poor recommendation made by your last broker did a disservice for everyone. You received an inadequate inspection, and a disservice was done to the reputations of honest, reputable agents and brokers -- those who provide good inspector referrals.
Barry Stone
Washington, D.C.:
Hi.
I'm buying a new condo (rehab) in D.C. I'm going to take a building inspector with me on the final walk through. They have a list I can choose from, or I can get my own. Without a buyers agent, what's the best way to pick one a good inspector?
Barry Stone: To find a good home inspector, look for someone with a reputation for thoroughness, someone with years of inspection experience, with errors and omissions insurance, and membership in the American Society of Home Inspectors. For a great referral in your area, contact jdgrewell@aol.com.
Barry Stone
Washington, D.C.:
I am in the process of comparing two builders. Under General Construction one says that they use vinyl soffits and fascia and one uses aluminum, one uses seamless full gutter and downspouts, one says aluminum gutters and downspouts, one says poured concrete basement, one offers concrete wall basement. Is there a difference between the two and how can I find out what is quality and what is a shortcut. Both houses cost about the same.
Barry Stone: Please forward this question to me through my website, www.housedetective.com. I'd like some time to review this, rather than spouting a fast response.
Barry Stone
Reston, Va.:
Hello! Quick question about polybutaline pipes -- I'm getting conflicting information about whether to have these pipes replaced in a property I'm about to purchase. Is this really a big deal, or is someone just trying to make a dollar?
Barry Stone: In some homes, PBT pipes have been notorious for leakage, while other homes have had no problems whatever. I'd advise having these pipes checked by a licensed plumber for an independent evaluation.
Barry Stone
Arlington, Va.:
If a deal goes south on a house/condo that has been inspected and the sellers have the report, are they required to tell other potential buyers what the inspector found as part of the disclosed defects?
Barry Stone: Sellers must disclose all defects of which they are aware. It matters not where they acquired the information. If their awareness of defects has been increased by a recent home inspection, they are obligated to disclose that knowledge.
Barry Stone
San Francisco, Calif.:
I asked the question about opening up walls. It was just a simple question. Your reaction seemed out of proportion.
Barry Stone: My answer was in response to what seemed to be the point of your question. When reading email, rather than speaking face to face, sometimes intent can be misinterpreted. Please excuse any misunderstandings in that regard.
Barry Stone
Winston-Salem, N.C.:
I am buying a home, supposed to close on Friday. There are structural problems. On the second floor, a paladium window is holding up the brick on the outside of the home. The window is being crushed. How should this be handled? The builder says he will repair it, but I insist it be signed off on prior to closing by a structural engineer that it meets North Carolina residential building code. They are having the builder suggest an amount be put in escrow.
Barry Stone: Your decision to have the problem addressed by a structural engineer is a wise one. However, if sufficient funds are set aside in escrow, it may be ok to proceed with closing prior to completion of the repairs. Just make sure that an attorney reviews the wording of the escrow instructions governing the dispersement of these funds.
Barry Stone
Virginia:
Hi Barry,
Is this a good time to buy a house in Fairfax County? I have found out that the prices have gone up thru the roof in the past two years. Is this an artificial rise. Could the prices go down with the market slow down? Is it wise to wait at this point?
Barry Stone: I can provide advice on defect disclosure and physical property conditions, but real estate investment advice is outside my area of expertise.
Barry Stone
Virginia:
Why call real estate agents for referral to home inspectors when they are trying to sell?
Barry Stone: Because not all Realtors are driven by avaricious self interest. Believe it or not, there actually are honest agents and brokers who represent the best interests of their clients. But just to be on the safe side, you should check out and hire your own home inspector, rather than rubber stamping your agent's referral.
Barry Stone
Somewhere, USA:
Hi Barry,
Our home is under costruction and will be finished by next month. Do you think that we need to get an inspector regardless of which builder you go with? Our builder has a good reputation in nation.
Barry Stone: Regardless of the skill and integrity of the builder, all new homes have defects waiting to be discovered by a qualified home inspector.
Barry Stone
Alexandria, Va.:
If you are purchasing a condominium, thus the exterior and structure is covered by the condo association, is it still important to have a home inspection done prior to purchase?
Barry Stone: If the home inspector only checks the interior, you'll learn of defects involving the electrical, plumbing, and heating systems, fire safety, and the general quality of construction. If the home inspector also checks the exterior, you learn of conditions that should be referred to the owners' association for repairs, such as roof problems or chimney problems.
Barry Stone
washingtonpost.com:
That was our last question today. Thanks to Barry Stone, and to
everyone who joined us. Feel free to submit your questions to our other columnists, and we can re-submit them as well.
Stay tuned this week for the Online Homebuyers Conference:
Benny L. Kass on real estate law, Wednesday, March 28, at 1 p.m. EST
Kenneth R. Harney on selecting a mortgage lender, Thursday, March 29, 1 p.m. EST at 12:30 p.m. EST
Bob Bruss on buying and selling real estate, Friday, March 30, at 1 p.m. EST.
In addition, Katherine Salant talked about new home construction and customization on Monday, March 26.
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