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Linda Willer

RE/MAX Action Real Estate
Charlottesville, Virginia
Real Estate Agent
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At What Point Do Get a Home Inspection?

The purchase offer is often subject to an inspection by a professionall licensed home inspector of the buyer’s choice at buyer’s expense, usually $300 - $450 payable at the time of inspection and is non-refundable. I'd be happy to refer you to a home inspector that I entrust and is certified. The home inspection is for the buyer’s information only and is not a requirement of the lender. It is usually performed as soon as possible after contract acceptance, usually within 7-14 calendar days (called the Inspection and Report Period), per the contract guidelines and as agreed upon by the buyers and sellers.

The buyer is encouraged to be present during the inspection (1.5 - 3 hours) and ask questions. It's not required, but is very much to your advantage. You'll be able to clearly understand the inspection report and know exactly which areas need attention. Plus, you can get answers to many questions, tips for maintenance, and a lot of general information that will help you when you move into your new home. Most importantly, you'll see the home through the eyes of an objective third party. As well, the home inspector provides his telephone number in case you think of a question later. You will be given a full inspection report and a homeowner's maintenance manual following the inspection. The homeowner's book includes information about how to maintain your home over the years and seasons.

A pre-purchase home inspection includes, but is not limited to, inspecting and testing the following items:

* Exterior: siding, trim, foundation, roof, flashing, gutters, chimney, and decks
* Drainage: grading, site runoff
* Attic: structure, insulation, ventilation, FRT sheathing
* Interior: doors, windows, outlets, floors
* Baths: fixtures, tile, ventilation
* Kitchen: appliances, outlets, plumbing
* Basement/crawl spaces: wetness, foundation, structure
* Heating: furnace, heat pump or other means of central heating and cooling
* Plumbing: water heater, pipes, valves, drains, washer and dryer
* Electric panel: wires, circuit breakers, corrosion, adequacy of service

If repairs are needed, the buyer can request the seller to make them prior to settlement. The repair request must be made within the inspection and report period. The buyer can check the repairs during the final walk-through as well as with receipts provided by the seller for professional work. A copy of the inspection report is included with the request.

Only material defects can be requested on the buyer's repair request, applying to those items that could affect the decision of a reasonable person to purchase the property and shall not include cosmetic items, matters of preference, or grandfathered systems or features that are properly functioning but would not comply with current building codes if constructed or installed today.

The seller has five days to respond to the buyer's request for the home inspection. The seller may either accept the request in full, refuse to correct any repairs, offer closing credit to the buyer in exchange for the repairs, or offer to complete only a portion of the repairs. If the seller refuses to correct the property, the buyer has the option to accept the property in its existing condition or terminate the contract. This notification must be made within two calendar days of the sellers' repair refusal, or this option is waived.

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Linda Willer | 434-985-4094 | Contact Me
1770 Timberwood Blvd, Suite 101 - Charlottesville, VA 22911
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