A Home Buyers Guide to Inspections
BY MICHAEL ROBLETO JUNE 15th, 2021 31:56 PM PST
Realtor with Compass Pasadena. Specializing in the buying and selling of Pre-War, Historic, and Architecturally significant homes and lofts in Altadena, Pasadena, Eagle Rock, Highland Park, Silverlake, Los Feliz, and DTLA.
Like I have talked about in previous articles on the red flags a homebuyer should look for, every home will have flaws (and yes, even brand new homes have flaws). if by some miracle it needs nothing now, the home will in the future.
The maintenance of a home is an ongoing process and that work can be simple, low cost, and sometimes even pleasurable or it can be tedious, expensive, and stressful. The inspections you do before you buy, makes all the difference.
The inspections done during escrow allow a homebuyer to not only know the very condition of their future home but also a glimpse into the future of homeownership. Knowing what is behind those walls today and what work you may need to do in the near future is priceless.
There are a myriad of inspections to be done, some holding more importance than others. These inspections are always paid for by the buyer and if you end up not buying the house, there is no refund on the cost of inspections, so it is wise to not order more inspections than you truly need.
There is a delicate balance in figuring this out but with guidance from professionals, it is easily navigated. Let’s break down the different types of inspections a buyer should employ during their inspection window.
Buyers General Inspection
This is an overall inspection and one that must always be done (even if you waive the inspection contingency, you should do one of these. Cost ranges from $350 to $550 depending on the type and size of the property. The inspector for this inspection will go over the entire home while focusing on the five major systems (roof, foundation, plumbing, electrical, HVAC).
Almost every flaw the house has will be uncovered during this inspection however, the inspector may suggest additional specialty inspection if he sees something that deems so.
Termite Inspection
Every house in California has some sort of termite damage, it is just the nature of our climate. How much damage has been caused and live termites that exist is what you want to know. A termite inspection will not only tell you how much of an issue the home has, but also exactly how much it will cost to correct it.
Termite inspectors work for termite companies. They not only treat homes to kill and prevent termites, they also do wood repair work, and therein lies the problem. Without naming names, some termite inspectors will call out more than what is needed to “pad” the bill.
In my experience, I would avoid any pest control company you know based on advertising as they have higher overhead. Some termite companies do free inspections, others charge $70 -$100.
Roof Inspection
Roofs are out of sight and out of mind until there is a problem and that problem can be a costly one. Every roof has a lifespan and you want to know how far along in that lifespan your roof is. During the General Inspection, you should ask the inspector what he thinks the remaining lifespan of your roof is. If that number is less than five years, you could benefit by having a roof inspection done.
Any roofing company can do the inspection, just know that when it comes time to actually do the job, you should get multiple quotes from recommended roofers.
Chimney Inspection
There is nothing like the aesthetic charm of a fireplace and the fact that new homes in California still include them is proof positive of this as we rarely need to use them.
While the bricks themselves can last a century or more, the mortar that holds them in place and other components like the flue and damper do not. With Southern California being an active seismic area, any PreWar home (built prior to 1939) could benefit by having a chimney inspection done during escrow.
If a chimney is unpainted and there are no signs of missing or cracked bricks or mortar, ask the General Inspector if you can skip the chimney inspection, most often they will agree that it is not necessary in a case like this. Chimney inspections start around $150 for a basic evaluation.
Foundation Inspection
Foundation issues are the only issue that will scare me away from buying a home as it is the most costly issue to fix. Floors with major dips, doors, and windows that all stick are all signs of bad things below. If your General Inspector calls out for a foundation inspection, you should do it.
Now, every older home will have some unevenness, it is how much that is the key. Using a Buyer’s Agent to represent you that is familiar with older homes will know to decipher between older home quirks and major issues. Costs for a foundation inspection run $200-$300 or more depending on the size of the house or complexity of the foundation.
Geological Inspection
Image Courtesy of The Agency
The rolling hills of areas like Los Feliz, Silverlake, and Mt Washington make for some stunning views, but those hillside homes can cause some greater issues. From time to time, a General Inspection will call out for a Geological Inspection.
While most often, an inspector will recommend this as a way to cover their butts on any hillside home, it should be done if there are signs of major movement, especially on homes that are cantilevered over a ridge. It is rare for a house to slide down the hill as newer homes go through extensive soil testing if built on a hillside and older homes would have already experienced issues. Costs for a Geological Engineer to come do an inspection is pricey with a “verbal” report starting around $700 and a written report being $1,500 or more.
Asbestos Testing
Asbestos was a common building material in floor tiles, ducts, siding, and roofing until it was banned in 1977. Asbestos has been proven to be cancer-causing but needs to be airborne to be inhaled. Frayed, cracked, and splintered materials laden with asbestos are a major hazard.
Your General Inspection will call out if asbestos is potentially present as some building materials are commonly known by type or appearance to have it present. If you know you are going to remodel a part of the home that is suspected to have asbestos (9x9 floor tiles for example are almost always asbestos-laden), then assume remediation will be part of your remodel.
The one good thing about asbestos is that it can always be removed and should not be something to prevent you from buying a home.
Mold Testing
Where there is moisture that can never dry out, there will be mold. The challenge with mold testing is that you really need to open up walls to get the true story. Surface mold under a sink is a sign of a leak somewhere. Like with asbestos, if a remodel is planned, you can skip the mold test and just know you need to fix the source of the problem.
These above mentioned inspections apply to any home, condo or townhouse that you may purchase. The exception is brand new construction developments where the inspection is limited to a visual inspection done by you the buyer and a new construction warranty that will cover any major construction defects.
All homes will have some sort of flaws, deciphering those issues to see what is major and what is minor is easily accomplished with the help of a skilled real estate agent and a team of reputable inspectors that operate at the highest of standards.
My expertise in the construction of older homes comes is most valuable during the inspection phase as I represent buyers that are looking for classic architecture.
If you are starting your journey into home buying, I welcome any questions you may have.
Michael Robleto
Compass - Pasadena
213.595.4720
michael.robleto@compass.com
MORE ARTICLES
Michael Robleto is a Los Angeles based REALTOR® that specializes in Historic, Pre-War and Mid-Century homes in Pasadena, Altadena and east side cities like Los Feliz, Silverlake, Eagle Rock, and Mount Washington. Michael uses his vast knowledge of older homes, residential construction, and modern-day marketing to predict and solve the many problems that arise in real estate transactions. His client accolades of insight, prompt communication, integrity, and hard work support the fact that he is not your average agent.
Michael leverages his personal passion for historic architecture to provide his clients with the unknown insight into the pros and cons of older homes. Michael, the son of a contractor, a California native, grew up in an older Bungalow home and has spent 23 years in Southern California admiring the unique architecture of the region. Michael brings 20+ years of negotiation and sales experience to his seven-year career in residential real estate. He often writes on homeownership strategy, historic residential architecture, and related topics that can be found on Facebook, YouTube, Twitter, and Instagram under the common profile name of his blog; BungalowAgent.
Michael sits on the Board of Directors of Pasadena Heritage and is frequent volunteer for the preservation efforts of numerous historic neighborhood associations and the LA Conservancy. When not working you can find Michael on hiking trails statewide with his faithful German Shepherd Axel.