Here are some simple explanations of the various types of home inspections and their importance to you and your transaction from your realtor’s perspective.
You have the right to have a home inspection
Once you have found a house you like and have agreed on a price with the seller, you have the right to have the house inspected by a licensed home inspector. You can waive this right if the market requires it but I don’t recommend it unless there’s just no other way to get the house. Even then, see if you can do an “Informational purposes only” inspection so you know what you’re buying.
The clock runs fast and the cost is on you
Your offer to purchase will specify the time period in which you can have the inspection done, called the “home inspection contingency clause”. Buyers want time, sellers don’t. In all cases you pay the inspector and the inspection report is your property, not the sellers.
They will find any serious mechanical, structural or safety issues
The purpose of a home inspection is to identify major problem areas and significant defects or safety issues in the house that are not obvious to you during your showings with your realtor, such as with the roof or heating system.
The inspection report can be used as a “laundry list” for the seller to address every item that comes up – understand though, every house that is not new and has been lived in will have minor items of note and sellers generally will entertain requests up to a point. It’s okay to find that point but just don’t push it.
It ain’t real if it ain’t in writing
If there are areas of concern to you, you have to notify the seller in writing prior to the expiration of your “home inspection contingency clause” in the offer. Once this is done, your agent will help you negotiate with the seller to address them. Most sellers are willing to work with you on this.
The results of this negotiation may be:
a change in the house price
the seller having repairs made prior to closing
a credit to you at closing for you to have the repairs made with your own vendors
In extreme cases, you may decide to cancel your offer and withdraw from the contract to purchase the home.
How do I find a good home inspector?
The Massachusetts Board of Registration maintains a website of Home Inspectors whose qualifications have been evaluated and granted licensure. The board publishes the list of licensed home inspectors on their website.
You should contact friends and relatives for personal references and check them against the list.
Can you recommend a good home inspector?
If I’m representing you, yes you can call me for recommendations.
I have several with whom I have no business affiliation but from personal experience would recommend for their proven commitment to excellence.
Call me at 978-580-1069
Lead paint testing & certification
Especially important if the property was built before 1978
How do I know if a house has lead paint?
Lead paint disclosures are required to be provided to all buyers and sellers of property constructed prior to 1978. The property transfer notification certification form discloses property condition regarding lead poisoning hazards; requires signatures of the seller, agents and prospective buyers before signing a purchase and sale agreement.
Mold and Real Estate – Why is mold in real estate a potential concern?
Mold is the same thing as fungi. It gets nutrition from warm wet rotting things. Note this is some boring stuff but pay attention there are short and long-term health effects.
Molds, yeasts and other certain related forms constitute the organisms known as fungi. We have all seen fungi growing on rotten fruit, bread and damp leather. They may by green, black or white and may appear to be fuzzy or sooty.
Fungi are plant-like & many consist of two parts – hyphae, which are fungal filaments that form the body – and spores, which are seed-like structures than can be used for reproduction. Some spores contain mycotoxins and have been termed “toxic mold”.
Fungi must subsist on organic matter such as wood or paper products. In order for fungi to thrive, the following conditions are necessary: An ambient temperature range of 40-100 degrees F; a humid rich environment, generally greater than 60% humidity though usually greater than 70%.
Mold is ubiquitous in nature, making up approximately 25% of the earth’s biomass, and thrives in many outdoor environments.
Mold can cause 4 types of illness
Mold (microbial agents) may cause four main types of illnesses in humans: allergies; irritation; infectious disease; & toxic effects. Microbial agents may serve as irritants to the respiratory tract causing an increase in mucus flow and other types of symptoms.
Because all individuals have varying degrees of sensitivity to mold there are currently no threshold limit values.
Toxic mold refers to certain mold species that have spores that contain mycotoxins such as stachybotrys. Mycotoxins are opportunistic pathogens and may be a greater health concern for certain individuals. In other words, one might affect you and not affect me.
The good news is that all moldy conditions can be corrected by professionals and the mold can be treated. If it’s above an agreed threshold, the sellers are often willing to have it treated at their cost.
Radon Gas is common but it belongs outdoors, not in your house
Radon gas in the air is of concern to any homeowner. It tends to collect in basement areas, and if you have a finished basement where you spend a lot of time you should have the air tested.
Should your house test at or above 4.0 picoCuries per Liter there are excellent, relatively inexpensive mitigation systems that can be installed to permanently keep the level below that threshold.
What do I need to know about radon in my well/water?
Radon gas in the water is of concern only to homeowners with drinking water supplied by on-site (i.e. private) wells.
The threshold varies widely from state to state, and the EPA has proposed (for community water supplies only) a “Maximum Contaminant Level” of 300 picoCuries per Liter, and a more achievable “Alternate Maximum Contaminant level” of 4,000 picoCuries per Liter.
Should your well test at or above 20,000 picoCuries per Liter (the standards are vague, but this is a commonly suggested threshold) there are excellent mitigation systems that can be installed to permanently keep the level below that threshold. The systems are quite expensive and noisy.
Title 5 Private Sewer Compliance Certification
Also called Title V, this law protects our water supplies whenever properties are sold, modified or change uses. It is a very good thing.
On-site disposal systems, including septic tanks and cesspools, provide an effective means of treating household sewage. However, older, poorly designed systems, inadequate maintenance and many other conditions can affect the performance of such systems. Ineffective treatment of sewage can threaten the environment by polluting local wetlands and groundwater supplies; moreover, failing systems can harm public health by exposing residents to harmful microorganisms carried in wastewater.
Whenever a home is sold, or if there is a change in use, (i.e., a single family residence is converted to a multi-family or to a business) or a building is added onto or substantially modified, an inspection is necessary to ensure that the system is adequate for the new use and that that no part of the system will be covered by a change in the building’s footprint.
Title 5 is only of concern to buyers and sellers of property serviced by private sewage disposal systems.
Title 5 requires that owners of septic systems meet the standard of “maximum feasible compliance” with the requirements of the State Code. The level of compliance that may be met–that is, whether the system is simply repaired, replaced, or the home connected to the sewer–will depend on the characteristics of the property involved should your system fail.
If you like this you’ll like Mike Hunter, the House Hunter as your Realtor even better. He knows the Sudbury market and has represented many happy Sudbury households to buy or sell for years. Please feel free to forward his profile to others you feel would benefit from his services.
Call Mike 978-580-1069 today.
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