WHAT IS A HOME INSPECTION / SURVEY?
Recently Mark from On-Top Property Inspections was asked the question "WHAT IS A HOME INSPECTION / SURVEY?" This was his reply.
| Q | What is a "Home Inspection"? |
| A | A Home Inspection is an objective visual examination of the physical structure and major mechanical systems of a home, from the roof to the foundation and everything in between. If problems, signs of future problems, or needed maintenance are found, we may recommend further evaluation by contractors or licensed tradesmen. |
| Q | Who needs a "Home Inspection"? |
| A | Home Buyers: The purchase of a home is probably the single largest investment you will ever make, not to mention in Phuket most are second homes. You should learn as much as possible about the condition of the property and the need for any major repairs or future maintenance before you buy, thus reducing the risk of unpleasant surprises afterwards. A Home Inspection will also point out the positive aspects of a home and some of the maintenance that is required to maintain the home. After the inspection you will understand more about the home that you are getting ready to purchase. Many homebuyers have saved literally hundreds of thousands of Baht through information provided by a Home Inspection. Home Sellers: A Home Inspection can be used to identify problem areas and maintenance needs that may save you money if addressed early in the repair process. If you are planning to place your home on the market, a Pre-Listing Inspection will help you to learn the condition of your home and give you the opportunity to repair any problems before the buyer's Home Inspector finds them. Thus, reducing your stress in one part of the home selling negotiations and the time that it takes to get to the closing table. |
| Q | What is included in the inspection? |
| A | The Home Inspection includes the physical structure and major systems of the home, from the roof to the foundation and everything in between. The major systems generally include and are not limited to:
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| Q | What does a Home Inspection cost? |
| A | The Home Inspection Fee is based on the size of the home, particular features in the house, special structures and type of report. However, the cost should not be a factor in the decision as to whether or not to have an inspection. You might save many times the cost of the inspection if you are able to negotiate the repairs of any significant problems that are found by the inspector. The knowledge gained from an inspection is well worth the cost, and only a few Baht compared to the price of the home, since they aren't always in good condition. The lowest priced Home Inspector is not necessarily a bargain. The inspector's qualifications, including experience in home inspecting in Thailand should be the most important considerations. |
| Q | How long does a typical inspection take? |
| A | Most Home Inspections take between 3 and 5 hours. Times may vary depending on the size, age, and condition of the house and property. The Home Inspection process is not an area that you want to rush through! The length of the inspection should not be important if the end results in thoroughness! |
| Q | Why can't a family member, a friend, or I do the inspection? |
| A | This is the biggest mistake that many potential homeowners make when purchasing a home. Although you or the person you are considering may be very skilled, they are not trained or experienced with Professional Home Inspections. A Professional Home Inspection is a unique skill unlike any other. An inspector is familiar with many elements of home construction, materials and systems, and their proper installation and maintenance. Inspectors understand how the home's systems and components are intended to function together, as well as how and why they fail. Most homebuyers find it very difficult to remain completely objective about the house they really want which may affect their judgment. For the most accurate information, it is best to obtain an impartial third-party opinion by an expert in the field of Home Inspections. Many contractors, and other trades professionals hire a professional Home Inspector to inspect their homes when they make a purchase. |
| Q | Can a house "fail" an inspection? |
| A | No! A Home Inspection is simply an examination into the current condition of the home and is not an appraisal. A Home Inspector will not pass or fail a house. Instead a Home Inspector will describe its condition and indicate which items will need immediate or near future repairs or replacement. Any needs for maintenance to maintain the home in good condition and safely for the occupants will also be disclosed. |
| Q | How do I find a Home Inspector? |
| A | The best sources are friends, business acquaintances or your Realtor/Lawyer, who have been satisfied with and can recommend Home Inspectors that they have used in the past. |
| Q | When do I schedule the Home Inspection? |
| A | The Home Inspection is typically scheduled right after the seller accepts the offer to buy the home with the purchase being contingent on a Home inspection. |
| Q | Do I need to be at the inspection? |
| A | It is not necessary for you to be present for the Home Inspection, but it is highly recommended. Being there will allow you to observe the inspection process and ask questions directly. You will also learn more about the home, how the systems work, and how to maintain them. You will also find the written report easier to understand if you have seen the property first-hand with the inspector. A good inspection report will be many pages with an easy format to follow, now days it easy to include pictures where possible this is a tremendous help with people are getting the report via email while abroad. |
| Q | How long is the Home Inspection Report? |
| A | Home Inspection Reports average between 60 to 100 pages, depending on the condition and size of the property. The report has two main sections, the main body which describes all of the components of the home and their condition and the summary page, which is a list of only the components that have deficiencies. The report will also include any pertinent information about upcoming maintenance needs and any suggestions for future upgrades and/or improvements. |
| Q | Do I really need a Home Inspector or an Engineer? |
| A | You need a Home Inspector. When you hire a Home Inspector, you are hiring an experienced professional who has experience and training in the building industry. It is the job of the inspector to not only evaluate the condition of the house's major systems and structural integrity, but also to evaluate how these systems are working together and identify those areas that need to be watched, monitored, evaluated and repaired or replaced. Your Home Inspector will give you the "Big Picture" analysis of the home you are purchasing. If the Home Inspector identifies the need for a costly, detailed evaluation of any of the house's systems or structures, he will generally recommend the appropriate professional tradesman. |
| Q | What if I have a question after the Home Inspection? |
| A | You can call us and discuss anything about your new home, whether it concerns an item that was inspected, or any improvements after the inspection for as long as you own that home. Our Home Inspection Service is a long term investment! |
| Q | What happens when problems are discovered during the inspection? |
| A | Our Home Inspection Report will tell you about the condition of the home, including any need for maintenance, repairs or replacement of components of the home. It is up to you and your Realtor to decide how the problems are to be addressed, whether through asking the seller to repair the items through negotiations or having the repairs done yourself after you close on the property. The current market and the value of the property also affect these issues at the time of the sell. In some cases the seller will not agree to do any repairs, which will leave, you open to "walk away" from the negotiations or continue with the purchase of the home without the needed repairs completed by the seller. The seller may also reduce the price of the home so that you can take care of the problems after the closing. But in most cases, the Home Inspection findings will give you the power to negotiate. |
| Q | One last question, Mark have you found anything unique to Phuket when conducting inspections? |
| A | Actually there are many things but to name a few; The major construction here is concrete as we know concrete can last many years if constructed correctly, but also can pose some of the most costly repairs and pose the most danger if incorrectly constructed. Drainage is another main concern. Also here in Phuket building to western standards is actually a newer concept and when you have such a Hugh building boom as we have, it can be difficult to get a construction company with staff that has many years experience building to these standards, all the more reason for people to have a property inspection/survey done whether their next home is newly build or from the resale market. |
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