In this area (Livingston County, Michigan), for example, I recommend the following tests to all buyers with whom I work: Structural (whole house), well/septic/water, and radon. Of course, if you live in an area where water is supplied by a municipal source you don’t need the well test. Likewise, a septic system inspection is moot if you’re connected to a sanitary sewer. But those are not common unless you live within the boundaries of one of our Cities, or you are in a dense development with smaller lots and a lot of homes.
The whole house inspection is vital to the typical buyer. Uncle Joe, the contractor, won’t see the same things that a trained, experienced inspector will see. Some areas are requiring well/septic inspections before title can be passed at closing. Washtenaw County is a perfect example. There, the seller must provide those inspections as a condition of closing. If there’s a deficiency in either, they must correct it at their expense, too.
Termite and ant (wood boring insect) inspections are never a bad idea, but they are required if you’re going through a Federal Housing Authority (FHA) loan to purchase. Consider this inspection with any loan if there are a lot of large diameter trees close to the house or if the house is predominantly shaded. A regular house inspection will often show evidence of wood boring insects if the infestation is bad.
Radon Gas
Radon gas is prevalent in my market area. It’s estimated that one of every four homes has an elevated level of Radon gas. An odorless, colorless gas, it’s a by-product of uranium decay. When the glaciers moved through this part of Michigan, carving out all of the lovely lakes that we enjoy, they left a glacial till that is responsible for producing Radon gas. See (http://www.epa.gov/radon/) the EPA’s web site for more Radon info.
Radon comes in through the open sump or cracks in the foundation, and accumulates in the lower level of the home. It is thought to be the second leading cause of lung cancer, right behind cigarette smoking. If you plan to spend a lot of time in the home’s lower level, you absolutely must get this inspection performed. Typically, the seller never had the home tested and has no knowledge of the high readings. They are shocked to discover that they’ve lived in a house with Radon for years. It’s also typical, but open to negotiation, for the seller to remediate this and make the house safe. Radon remediation is easily performed for a cost of anywhere from $650-$1,000.
In some areas, I recommend an additional arsenic test for the potable water, in addition to the usual nitrate and bacteria levels. Reverse osmosis water filters for drinking water are pretty effective at removing arsenic, but again, consult a water treatment professional. These systems can be pricy, too. See the State of Michigan's Drinking Water Standards page at http://www.michigan.gov/deq/0,1607,+7-135-3313_3675_3692-103430--,00.html.
When To Call Additional Experts
This is not a comprehensive listing, but I encourage buyers to call in experts in specific areas if there are especially troubling inspection results. The most common one that I see is with wet/damp/leaky basements. You love the house, but have a concern with a crack in the foundation or wall and see dampness or maybe have a moldy smell.
Most damp basement problems are easily solved. I recommend getting three quotes to determine the extent of the problem and a price to correct the it. I often advise buyers that we ask the sellers to pay for these repairs, but again – everything is open to negotiation, depending on the circumstances, structure of the offer and financial strength of the buyers.
Many inspectors will no longer go up onto the roof of a house for safety reasons. They opt instead to examine the room through high-powered optics from the exterior, and the inside structure from an attic space. If there are distressing results found during the usual inspection, you may want to have a couple of roofers out to confirm or discount the findings.
Many times, especially with older heating systems, it literally pays to have a heating-cooling expert to give the furnace and air conditioner a thorough check.
How To Find A Qualified Inspector
You can find an inspector easily. There are various, competing certifying bodies out there, so how do you know if your inspector is qualified? There is no State licensing required in Michigan. Rather than thumb through the phone book, I suggest that my buyer clients choose from among those inspectors that are members of the local Realtor Board. In my area that is the Livingston County Association of Realtors (at http://www.lar-michigan.com/). My feeling is that inspectors that are affiliate members of a Realtor Board are making an announcement that they will be thorough, responsible and professional. My experience has borne that out.
I do recommend that you interview inspectors to determine what certifications and training they have obtained, how timely they can perform the inspection, and determine which of the inspections they are able to perform. I strongly recommend against going with the lowest price as your main selection criteria.
Inspections are an important part of the home-buying process. Make sure that you are properly informed about which ones are customary in your area, then hire competent, qualified service providers.
