After the thrill of going under contract to buy a home for sale in Charlotte, NC, most of my buyer clients ask the inevitable question: “What should I expect from my home inspection in Charlotte?” The period from contract to closing is a busy time, with homebuyers and their agents crossing off items on their due diligence list to make sure that they are willing and able to go through with their transaction. This due diligence list includes many items, such as applying for the mortgage and providing the lender with seemingly unending documents, getting an appraisal and survey of the property, and lining up the real estate closing attorney. But perhaps the most important task on the list is to order a home inspection from a competent, respected Charlotte home inspector.
Why is it Important to Order a Home Inspection in Charlotte?
A good Charlotte home inspection helps buyers to see the condition of the structure and systems of the home they are purchasing. We’ve all heard the phrase “money pit,” and few buyers want to buy a home that is fraught with defects and repair needs, unless they are getting a great deal on price. Home inspections in Charlotte, NC address the following items in a home: drainage, decks, steps, exterior materials, foundation, crawlspace, termites, roof, attic, electrical systems, plumbing systems, water heater, HVAC, fireplace and chimney, kitchen and appliances, interior rooms and stairs, laundry, and bathrooms.
When making such a major investment as a home purchase, it just makes sense to have the home thoroughly inspected before signing the papers.
What Happens During a Charlotte Home Inspection?
All Charlotte home inspectors are different, but my favorite home inspectors embrace the opportunity to educate their buyer clients about the home they are purchasing. The buyers typically attend the home inspection, along with their buyer agent. The sellers and their agent are usually not present, but this is not a rule. The Charlotte home inspector systematically covers the house from top to bottom, usually ending up in the crawl space.
At the end of the home inspection, the inspector will provide an oral overview of his/her findings and answer any questions the buyer may have. Within 24 hours (typically) the home inspector will send a formal home inspection report (with photos) to the buyers that summarizes his/her findings and recommendations for necessary repairs, safety concerns, or items that need further review by additional professionals such as licensed structural engineers, HVAC specialists, plumbers, electricians, and roofers.
It is important for buyers to understand that most Charlotte home inspectors are generalists who issue their professional opinions on any home systems or components that do not function as intended or warrant further investigation by a specialist. This is similar to going to your general doctor and complaining of chest pain. Your general practitioner doctor will very likely refer you to a cardiologist to thoroughly check out your heart. When making a home purchase, if you are extremely concerned about an older looking HVAC system in the home, you should consider hiring an HVAC professional to thoroughly check out the system. It may save you thousands of dollars in the long run!
Charlotte home inspectors are licensed by the NC Home Inspector Licensure Board (NCHILB). Look for a home inspector who is also a member of NACHI – the National Association of Certified Home Inspectors.
Top 10 Problems Found in Charlotte, NC Home Inspections
- Termites and termite damage – Yes, these subterranean critters are active in NC! Even brick and vinyl houses can have termites – typically in the band sill in the crawl space. The most prevalent area is under the steps of a front porch or in the garage.
- Wood rot – Wood rot, or “soft wood,” is typically found in the joints of trim pieces on windows and doors, and the bottom corners of garage door trim.
- Moisture in the crawl space – Charlotte home inspectors are looking for crawl space moisture readings less than 20 percent. Higher levels may lead to wood rot, termites and mold.
- Roof issues – Most common problems are no flashing, aging/curling shingles, high nails and loose shingles.
- HVAC problems – Inspectors check for clogged coils, cracked heat exchangers, and proper heating/cooling temperature differentials.
- Interior problems – Cracked or failed windows, cracks on interior walls.
- Garage issues – Faulty garage door openers or sensors, gaps in weather stripping.
- Electrical problems – Shock hazards, improper junctions and splices, amateur homeowner fixes, GFCI outlets, open grounds.
- Plumbing problems – Leaky faucets and loose toilets, faulty condensate lines, drainage, sink and tub stoppers, water heater problems.
- Structural problems – No piers or insufficient/faulty piers, proper footings, severe settlement cracks, damaged brick work.
Hiring the Right Charlotte Home Inspector
Ordering a Charlotte, NC home inspection is one of the wisest moves a homebuyer can make. The cost of the home inspection is well worth the information your inspector will provide. No one wants to buy a money pit, and a good Charlotte home inspector can guide you in your decision to go through with the purchase.
Repair items identified by the home inspector are negotiable with the home seller. Buyers can ask for any or all repairs identified during the home inspection process, and the seller can choose to make some or all of the repairs.
Ask your Charlotte real estate agent for recommendations for great home inspectors. Having gone through many home inspections with buyers and sellers, your agent will likely recommend inspectors who are thorough and who are able to properly explain any problems to the buyers. Buyers want to know … is that cracked pier a big deal? Is it expensive to fix? A good Charlotte home inspector will help the buyer understand the severity of the problem.
Armed with information from your home inspection, you can confidently negotiate any repairs with the seller, and then proceed confidently to closing. After all, buying a home is one the biggest financial moves you’ll make. Doesn’t it make sense to order a home inspection before signing the papers on your dream home?
Written by Melissa Brown, ABR, SFR