Old or New do a complete Inspection
The home inspection is a crucial part of the real estate transaction and we strongly urge that you have a complete inspection done. Prior to the inspection the seller is stressing about unknown defects in the home unless they did some pre-planning and had a pre-inspection done. The buyer looked at the home with rose colored glasses only seeing the beautiful cabinets, lake view, sandy beach but really never looked under the rug or opened the cabinets up. Time has stopped while the inspector selected starts the process of looking for the good and the bad.
Selecting an inspector in NH is an easy process. I recommend interviewing several inspectors. You can find licensed NH Home inspectors at http://www.nh.gov/jtboard/homeroster.htm Talk to them about the report you will be getting, some offer only a written report you will leave with at the end of the inspection or an online version that will be posted that evening or the next morning.
Post Inspection: The inspection is done, the buyer must follow the timeline laid out in your purchase and sales agreement and present the findings to the seller on time. At this point you may have a back and forth with the seller to satisfy the inspection findings.
Some items the inspector will look at.
1. Roofing
The inspector will look at the condition, age and look in the home and attic for any roof issues that you would need to be concerned with.
2. Water Damage On The Ceiling
Ceiling stains? They are common in home and may indicate past or current leaks. The home inspector must determine the source of the leak, if it was repaired and if it might happen again.
3. Electrical Items
One of the top safety violations home inspectors run into are electrical. The inspector will inspect all outlets and check for GFI''s in the kitchen, garage, bathrooms and the exterior of the home. He will also focus on looking for ungrounded outlets to exposed wires. He will open the electric panel and look for improper wiring, often found in the box are wires doubled up, this needs to be corrected. The home may have met code when built but safety come first when electrical items are found. Have them fixed.
4. Drainage - basement water
The inspector will look for current water issues in the basement and test the sump pump if the home has one installed. He may make a recommendation regarding the grading around the home or perimeter drains if he sees a water problem around the foundation.
5. Wood Rot
Rotted wood could be anywhere and go unnoticed for years. Inside and outside locations to look are your home's trim, eaves, decks, bathroom and kitchen areas. Some inspector for an extra charge have a moisture meter to read behind walls and ceiling for moisture.
6. Home additions and remodeling
Code violations can often be found when homeowner's make additions and alterations without a permit. Ask to see permits?
7. Fireplaces and wood-stoves
Chimneys need to be checked for proper linings and if they are clean. An unlined chimney should not be used and if the chimney has not been cleaned. A chimney sweep should be called in. The inspector will also look at the crown of the chimney and the hardware for the damper.
8. Plumbing
Plumbing defects can run rampant. Things from dripping faucets, slow to leaking drains are just some of the things commonly found
9. Water Heaters
Water heaters are looked at to determine the age, safety issues and life expectancy.
10. Mold/Radon
I recommend a water radon and radon air test. If the home has radon they can easily be mediated . If the inspector finds signs of mold I would recommend getting a mold inspector in the home to assess what is there.
11. Water
If the home has a dug or drilled well I would recommend a full battery of tests including arsenic and metals. The lab when done with give you a complete outline of the water results.
12. Septic
Have the septic system checked out even if the system is brand new. This is a very expensive item that needs to be functioning correctly. The inspector will look at the leach field and tank looking for industry standards.
13. Windows
Your inspector will also pay special attention to the windows. All must lock and function correctly.
Overview: Seller: I would recommend a pre-inspection, find out what needs to be corrected prior to the buyers inspection and get the items fixed. Buyer: Do all the inspections the full radon air and water, full battery of water tests, septic inspection and mold if found.
All the inspection items can be worked out when both parties work together. For additional information on lake homes in New Hampshire call Lady of the Lake Realty at 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our website to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.
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