An inspection on most Pasadena homes is considered a necessary component of the home buying process. Although not legally required, it is standard practice to contract with a home inspector after the purchase agreement has been signed. In our arsenal of reports and disclosures, there is a form that informs a buyer that having a home inspection is recommended. If the buyer chooses not to have an inspection, we have them sign the document indicating they have been advised, but declined.

With much of Pasadena real estate consisting of homes that are approaching 100 years old, the cost of a general home inspection, typically $300 – $500 is an excellent investment in my opinion. So many of the homes components (plumbing, foundation, electrical) require a trained eye from someone familiar with construction and building industries.

Most home buyers will have a general home inspection. If an inspector finds something questionable, he/she will generally refer to a more qualified individual. They will find something that warrants an additional inspection. You can bet on it. Litigation has made the home inspection industry a cya (cover your assets) industry. Why, because every new homeowner wants to sue the home inspector when something goes wrong with the house. This is why the inspector will defer to a more qualified professional.

In addition to the general home inspection, a buyer should also consider having a sewer pipe inspection. The inspector will place a long hose with a camera on the end of it, so that you can see the process as it passes from the house to the street. This is critical in identifying tree roots or a costly leak. Costs run from $200 – $300 for this analysis. One other inspection a buyer should consider is having the fireplace checked. The ground has been known to shake here. An inspection will identify if it is safe to use (no threat of fire) or if it still maintains its structural integrity. Be prepared to spend around $300. This may seem like a lot of money, but far better to find out when your in escrow and maybe negotiate any problems with the owner than to find out afterwards and have a huge repair bill.

All Inspector’s are Not Created Equal

Inspectors walk a fine line. They must disclose the problems or defects they find, but they have to find a way to present their findings in such a manner as to avoid a “sky is falling” mentality. They do not want to be known as “deal breakers”, otherwise they may find themselves not getting any work. But what happens when you get an inspector who provides erroneous information?

A home inspector recently identified a furnace in the seller’s home as being a brand that was made by Consolidated Industries. Many of these furnaces were recalled for safety issues, forcing the company into bankruptcy and eventually out of business. The home inspector was unequivocal, “Do not use the furnace, it is defective and has been recalled”. A call to the consumer product safety commission indicated that this model number was not on the recall list, and in fact the inspector although well intentioned was incorrect. A second opinion was sought from a heating/air conditioning company. They found some casue for concern, but not to the degree of the original inspector.

A separate inspection on the fireplace revealed that the structure was unsafe along with being a fire hazard. Again prompting the inspectors dire warning, “do not operate”. This inspector indicated that structural changes were necessary. These changes could cost several thousand dollars. Once again, a second opinion was performed and proved that modifications and precautions could be made much more efficiently and there was not the high degree of risk associated with the structure as announced by the first inspector.

What is the Lesson Here?

Anyone considering a purchase of real estate needs to understand that there is a certain amount of due diligence that needs to be performed by the buyer. Inspections are necessary. It’s important to seek additional opinions of trade professionals should inadequacies be found in the course of the inspection process. These two inspectors in my opinion created a certain amount of hysteria among the buyer and seller. My opinion was this was not warranted or appropriate.

Lastly, be wary of inspections that could have a conflict of interest involved. In other words, does your fireplace inspection company make their living by rebuilding fireplaces and chimneys? Look for an inspector that will only provide an analysis of the situation, not one who wants you to sign on to a $10,000 retrofit.

Interview Questions for Your Home Inspector

Some well planned questions should help you find a qualified inspector, including:

1. How long have you been doing home inspections?
2. What is your experience or background?
3. How many home inspections have you performed?
4. Do you belong to any professional organizations?
5. Have you been involved in any litigation or mediation issues?

Doing your research and becomming involved in your real estate purchase can work to your advantage during the contingency period allowed in the purchase agreement. Use this time wisely to investigate the property.

Tags: home inspectors in pasadena california, property inspections