What is a Home Inspection? | Oklahoma Home Inspections 🏡
Updated: Mar 23
Your Home Inspection 🏡🔍
Who am I?
My name is, Gerardo Angeles. The founder and lead inspector at Supreme Inspections Oklahoma. My passion for educating others and community service prompted me to start multiple businesses and work with local organizations to help local families in need.
I am a Certified Professional Home Inspector who attended the International Association of Certified Home Inspectors and the University of Central Oklahoma.
I am inspired daily by my amazing family and in my free time I like to strum my guitar, write music, travel, play sports and reading books.
WHAT IS A HOME INSPECTION?
A home inspection is an UNBIASED, non-intrusive, VISUAL inspection of the home.
It’s used to make sure everything is working properly and it can be useful to spot things that might eventually become a problem.
A home inspector looks at a number of different items and gives a professional opinion on the status of the building.
WHY A HOME INSPECTION?
Gives the buyer more detailed information about the overall condition of the home prior to purchasing.
A home inspection is a smart way to ensure your buyer is aware of the potential problems that could arise.
Used to ensure the functionality of major "permanent" systems.
Less liability on you, as a real estate agent.
ITEMS CHECKED DURING A GENERAL HOME INSPECTION
2 MAJOR CATEGORIES
WHAT GETS REPORTED?
It's Important to remember that no home is perfect! Set the expectation!
WHEN SHOULD I GET THE HOME INSPECTED/TIMING?
A Home Inspection is typically scheduled AFTER the Purchase Agreement has been accepted
Typically within 10 days of the agreement, timing can vary.
ARE HOME INSPECTIONS FOR BUYERS ONLY?
A buyer isn't the only one who can get a home inspection! Sellers will at times schedule a home inspection PRIOR to listing their home for a few different reasons:
Sellers like to know what could be found on their home and fix it PRIOR to listing. This can be handy as it could help avoid re-negotiating price or repairs right before the closing date.
Sellers also like to have the report to share with future potential buyers. This can give buyers more confidence in the home being sold and as a result, a smoother selling process.
The cost of a home inspection varies per home inspector. They can range anywhere between $250 - $700+.
Pricing can vary greatly depending on services your home inspector is able to provide beyond the "basic" home inspection. (Add-on services like Termite Inspections, Sewer Scopings, Well, Septic, Water Analysis and Thermal Imaging can significantly change the pricing of the overall inspection.)
You get what you pay for... Do your research and make sure you find an inspector who you can trust!
SEWER INSPECTIONS aka "SEWER SCOPINGS"
One of the most inconvenient and costly repairs a homeowner can face is the failure of the main drain line connecting the home drain lines to the public sewer. These repairs can easily run in the thousands of dollars. Unfortunately, the main drain is underground and not visible, thus outside the scope of a standard home inspection.
While no home is immune to damage to the main line, it is most often seen in homes that are over 5 years old or have trees in the area of the main line.
With that said, it is also important to consider a sewer scoping for a NEW HOME! As heavy machinery going over un-compacted soil can damage and shift buried drain lines during construction. Unfortunately, I have also ran into multiple instances where grout and concrete were found in the main drain line, causing a MAJOR SEWER BACKUP. 🤢
Example Below ⬇️⬇️
Things commonly found during a sewer scoping are: Early signs of a CLOG, CRACKS in the drain lines which can lead to LEAKS, and TREE ROOTS that have penetrated the line.
Sewer Line in Good Shape ⬇️⬇️
Damaged Sewer Line ⬇️⬇️
(Bonus) TOP 3 MISTAKES MADE BY HOME BUYERS
Not Attending the Home Inspection
Not Asking Questions
COMMON DEFECTS FOUND DURING A HOME INSPECTION
Moderate cracking along the corners of windows, doors, and ceilings are common. Even in new homes!
(Usually not a concern unless there is a substantial amount of cracking in one or more areas.)
Sealant deteriorating along windows, doors, gaps, walls, roof coverings, is a common defect that can easily lead to major issues, if left untreated.
(Sealant is a major component of the home that should be maintained regularly in order to prevent moisture damage/intrusion.)
Incorrectly Wired (Ungrounded) Receptacles/Outlets
Ungrounded receptacles/outlets are one of the most common defects you will find in homes over 20 years old. Depending on your system, outlets are usually easy to update and can be fixed by a licensed electrician.
Leaks under sinks, at the "P-Trap" are commonly found during inspections. During the inspection, the inspector will run water for more than 5 minutes at every sink/faucet. If a leak is found and not properly remedied it can severely damage the cabinet and flooring of the home, with time.
Heating and Cooling
Heating and cooling your home uses more energy and costs more money than any other system in your home.
No matter what kind of heating and cooling system you have in your house, you can save money and increase your comfort by properly maintaining and upgrading your equipment.
Poor insulation can cause major air leakage, making a home less comfortable and unnecessarily throwing money out the window every month.
If a home has quality roofing and siding but is not well insulated, the house will be somewhat protected from the weather and outside elements, but its occupants won't be as comfortable as possible. Heat naturally flows from warmer areas to cooler areas. Insulation helps resist this airflow through walls, ceilings, roofs, and other surfaces of the home.
TERMITE INSPECTIONS 🐜
The main reason termite inspections are important is due to the fact that a termite infestation can quickly cause a homeowner owner thousands of dollars in repairs. Think about it. A subterranean termite colony can eat about 15 pounds of wood in a week!! If this happens to be an important system like support beams or joists that hold your home together, you could be out of a home until the problem is fixed. In addition to wood, termites also tend to be attracted to and can damage plastic, plants, plaster, siding, and insulation.
Termite Tubes aka "Mud Tubes" ⬇️⬇️
Termite Damage ⬇️⬇️
There are two types of termites commonly encountered by homeowners: The worker and the Swarmer.
Worker termites are cream colored. 3-4 mm long and typically only seen when mud foraging tubes are broken, or infested wood is broken open.
Swarmers are the reproductive cast of the termite colony. They are approximately 4mm long and dark brown or black in color. They may or may not have wings, as swarmers lose their wings shortly after emergence.
How do I treat for termites?
A professional can come out to the property and apply termite-killing products to your homes exterior, use direct chemicals on the inside of your home, set up termite baits and spraying things like boric acid on your floors and walls have been said to be effective.
INFORM YOUR BUYERS
Invite the buyer to attend the home inspection. Buyers have the RIGHT to carefully examine their potential home with a qualified inspector. This is their large investment after all.
Encourage the buyer to ask questions, this is the time to learn about their potential new home!
IMPORTANT QUESTIONS TO ASK YOUR HOME INSPECTOR
What do your inspections cover?
How long will the inspection take?
How much will the inspection cost?
What type of inspection report do you provide?
How long will it take to receive the report?
Will I be able to attend the inspection?
DAY OF INSPECTION
The inspection can take typically anywhere between 2-3 hours for an average single family home (expect more time for larger homes).
Make sure to ask ahead of time what your inspector will look for to make sure they are able to accommodate your needs based on the home you have. (Well & Septic, Crawlspaces, etc.)
The home inspection is a limited inspection of the property that describes the condition and DOES NOT guarantee future conditions.
HAPPENS AFTER AN INSPECTION?
Sellers are not required to do anything.
Negotiations may take place.
You can also use the inspection to CANCEL the contract or even do NOTHING!
Sometimes buyers want an "as is" property and will not ask for any repairs.
Remember, no used home is perfect. Every defect DOES NOT need to be negotiated. There will likely need to be some work done when the client moves in.
It is OK to receive a long list of defects on a report.
(This DOES NOT mean its a bad house.)
Request a "Follow-Up" Inspection. Make sure the repairs were done properly.
APPRAISALS ARE NOT HOME INSPECTIONS
An appraisal is different from a home inspection and does not replace a home inspection.
Appraisals estimate the value of the property for lenders.
Home inspections evaluate the condition of the home for THE BUYER.
HOME INSPECTION REPORT
Example of a Home Inspection Report:
If you hire a good home inspector, it's likely that you will receive a LONG list of defects.Your inspector should also be able to communicate and distinguish the "moderate" defects from "major" defects, for your knowledge.