Buying a home in Loveland or Longmont, CO? The process can be stressful, especially in the highly competitive market we have in Boulder and Larimer counties right now. A home inspection is supposed to give you peace of mind, but choosing the wrong home inspector can have the opposite effect. You will be asked to absorb a lot of information and make important decisions quickly. This often includes a written report, checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this, combined with the seller’s disclosure and what you notice yourself, makes the experience even more overwhelming.
What should you do?
Relax. Ask me questions. A large part of the service I provide to you comes after the report is published, helping you to fully understand and interpret your report and any defects I have called out. Most of the inspection report will be maintenance recommendations, life expectancies, and minor imperfections. These are all nice to know about.
However, the issues that really matter will fall into three categories:
Also called Material Defects, this refers either to a dangerous situation (such as unsafe electrical wiring or a structural failure) or to a non-functional system (an air conditioner or water heater that doesn’t work). Only some defects will be serious, while most can be easily and inexpensively handled. I will work with your real estate agent to help you fully understand the real situation and the best course of action for you.
Items that are broken or situations that may lead to major defects. Examples include a small roof flashing leak (which could lead, if left unaddressed, to a major roof repair), wall cracks, or broken bathroom tile. I have the experience and knowledge to advise you on how to find the most qualified professional to address these issues.
Items that should be watched or that will require repair or maintenance in the near future. An older roof that will probably have to be replaced in the next few years is a case in point, as is a water heater nearing the end of its useful life. It is always good to know what you will need to plan for in the near future.
Usually, only items in the first category should be of great concern, and very few of them are real “deal-breakers”. Often, a serious problem can be corrected quickly and inexpensively by a qualified contractor.
Most sellers are honest and are often surprised to learn of defects uncovered during a pre-purchase home inspection. Sometimes, they may offer to fix these items before closing; however, it’s important to realize that sellers are under no obligation to repair everything mentioned in the report. Most of the time, such items can be addressed through a selling price adjustment or a give-back at closing. Your agent will be the best judge of what, if any, action should be taken and will negotiate the best deal for you.
No home is perfect, and that is precisely why a thorough inspection is so valuable. Keep the overall picture in mind — most defects can be resolved, and what matters is how they fit within your expectations and budget. It is always wise to be aware of as much as you can before you find yourself legally (and financially) committed.
Schedule a pre-purchase home inspection with me today for your new home in Boulder County and the surrounding area.
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Total Home Inspection Services LLC provides InterNACHI Certified Residential Home Inspections, Annual Maintenance Inspections, IAC2 Certified Mold Testing, and Radon Testing to Northern Colorado, including Boulder County, Weld County, Larimer County, Broomfield County, Boulder, Broomfield, Niwot, Lyons, Berthoud, Loveland, Frederick/Firestone, Denver, and the surrounding Front Range Area.
