Getting to know the condition of a property—before you take ownership.

The home inspection is one of the most important stages of the purchase process. Most buyers hire a qualified inspector early on to complete a general inspection of the prospective property. This includes an examination of all major building components and systems including roof, attic, insulation, chimneys, fireplaces, windows, walls, doors, floors, foundation, basement, pools, garage—as well as electrical, plumbing, heating and drainage systems.

If the general inspection turns up problems, or if the property has unique factors that have exigent consequences, specialized tradesmen should be called in.

You owe it to yourself to employ the best inspector you can find to act on your behalf. Spend a few extra dollars at this early stage of the process to save thousands later. Be sure to ask for references—and be sure to call them. Questions to ask include:

What is the inspector’s background?

What professional licenses does the inspector hold?

What geographic area does the inspector specialize in?

What does the inspection include?

Does the inspector carry “Errors and Omissions” insurance?
(Only use an inspector who is covered by E&O insurance.)

In addition, ask for a detailed list of fees. And be sure to order the general inspection as early in the process as possible.

If time permits, complete your own informal inspection before making an offer. It is best to do this during the day, and at a time you can fully access the entire property.

To help guide you in your own inspection, please find the following outline provided by a professional. We think you’ll find it useful.

The Walk-Through
For most homebuyers, emotion plays an essential role in your purchasing decision. So before taking the first steps of committing to a property you have fallen in love with, you must first consider the practical considerations of your investment—especially if you want the house to remain your “dream home.” The present condition of the property together with any planned changes can significantly raise the price of your original investment. Additionally, hidden problems, maintenance issues and the cost to repair can quickly add up. Therefore, take the time to conduct you own detailed, systematic walk-through.

How does the house sit?
When you approach a property, look at how it “sits.” Is it sitting high or low relative to the surrounding terrain? If it’s low, sheeting rainwater may become trapped. For this reason, look for secondary drains on or around the property. You should also investigate to see if the drains are plugged and need clearing. Ask the seller when they were last cleaned.

Exterior walls
While still outside the property, check the surrounding condition of the exterior walls. Many homes in Los Angeles have stucco exteriors that extend to ground level. Look for dark spots in the lower area. This will tell you if ground water has permeated the structure. If you look inside the house, you may also notice mold at the baseboard level. Of course, mold can appear any place with a water source, leaking water conduit and in areas where there’s a limited amount of light and airflow.

Windows
Look for evidence of leaks around windows and where air infiltrates into and out of the living space. Depending on when you inspect the house, you may also be able to sense air coming through gaps in window areas. Homes more than 30 years old may have never been caulked around the windows and in newer homes, the caulking may have deteriorated. Be sure to raise and lower the windows to make certain they operate properly.

Earthquake damage
Once inside the home, check for signs of earthquake damage. Look around baseboards, doorjambs and wall corners for cracks. Fractures can indicate either structural movement or improper installation of the drywall or stucco.

Pipes
In the kitchen, check for leaky pipes located in cabinets that may have become damaged over time. In addition, look for improper connections between copper and galvanized pipes. Be sure that all appliances, including the disposal, work properly.

Chimney
If the property has a chimney, ask when the last time the flue was swept. Inspect the external structure for any missing mortar along the duct.

Bathrooms
Check around tubs and showers for water damage. Look for mold, peeling paint and structural softness. If the bathroom floor is tile, randomly tap the floor with your foot to listen for hollow sounds. Hollowness indicates that the tile was improperly installed or that moisture damage has occurred and airspace exits underneath. If not repaired, the tile will eventually crack. Please be aware that this applies to any area of the house where tile has been laid. The flooring should also feel flat without any sense of bowing.

Wood floors
The same condition occurs with wood floors, which may eventually separate and lift if not repaired. In addition, if the wood gives too much when you walk on it, this may be an indication of termite damage or dry rot.

Doors
Make sure that all doors open and close properly, and that they do not stick or bind in the doorframe. It they do, it may be something as simple as adjusting the hinge. It may also be that the door has swollen or has been affected by structural shifts.

Roof
Identify roof leaks by discoloration. Look for water stains and signs of repair to ceilings and walls. In newly painted houses, look in the closets. Owners may overlook painting the ceilings in closets where water damage can still be seen. Different colored carpet in one of the rooms may also indicate earlier damage. Be observant of discolored roof sections that may point to portions of the roof that may need replacing.

Electrical
For the most part, homes built before 1960 were not made to handle the electrical requirements we have today. Consequently, most of these houses are susceptible to circuit overloading. This is discernible by circuits tripping, lights dimming, etc. This is then compounded by the use of the cloth covered Romex wiring that has a tendency to heat considerably by such conditions, even creating a fire hazard.

Tracking down these problems and repairing them can be a very costly undertaking. In addition, don’t forget to look at the condition of the outlets and switches. Are they new or old? Have they been painted over? For added safety, make sure that a GFI outlet is installed wherever you have a water source next to an electrical outlet, namely in bathrooms, kitchens and other frequently used wash areas.

Furnace
While your inspector should assess in detail all of your mechanical systems, you still can examine the furnace for age and make certain it works by checking vents for proper, balanced airflow.

Plumbing
When examining the plumbing, turn on the faucets and flush the toilets to make sure that the water pressure and water flow is strong. Look around the sinks to see if there is a build up of minerals. This can indicate just how badly water sediment may be affecting your water heater.

Paint
If the house is newly painted, ask what type of paint was used. If you intend to make minor repairs or need to perform general touch-up painting, be sure to request the color code in order to match the paint. In the interior of the house, if enamel or oil-based paint was used in an area that you are going to repaint, remember that you must repaint using another enamel or oil-based paint (or have the paint removed entirely). If not, the paint will easily chip and eventually peel.

Pools
For homes with pools, check the state of the motors and pumps to see if there is water permeating the units. Also look for cracks and general signs of repair to the pool and surrounding area.

While examining a house, it’s critical to make sure that the structure is sound, and that the foundation is not cracked or settling. Any home inspection conducted by a professional firm should include this. You should also investigate to see if there have been any insurance claims made against the house in the past five years, particularly concerning water damage and mold. This can drastically affect the cost of your homeowners insurance, and even insurability itself.

While this list may be far from exhaustive, it covers most of the major areas you should be mindful of—as well as alert you to any potential problems the general home inspection is likely to turn up.

Ed Medina
President
EMCS, Inc.