Register Real Estate Advisors

As a buyer, you and your real estate agent should walk through the home your are purchasing before going to the closing to sign the documents.  This is your last opportunity as a buyer to be sure the home is in the same condition it was in when you first viewed it.  This is a visual inspection of the property you are about to purchase.  If you are buying a new construction home, your builder should do the walk through with you so that they can repair anything that is not correct.  This is your final inspection before  the purchase.  When you are purchasing new construction, this is also a great time to learn about your new home.  The builder can explain the details of the home that you may not be familiar with.  Knowing these details should help you know what to do to maintain the home and keep it up.  The builder should also go over warranty coverage and procedures for repairs as they come up in the future.  The builder will provide you with a book or packet of information about your new home.  If it is a resale home, the best you can hope for is that the previous owners left instruction booklets in the home.

When you purchase a resale home, the owner usually provides you a one year warranty on the home through a home warranty company.  New homes usually come with a one year warranty as well, and a longer warranty on the structure of the house.  However, usually no warranty will cover items that have not been maintained properly by the homeowner.

During your walk-through be sure to look at all the walls and floors for possible damage.  Also check out the fixtures, counter tops, and air conditioning system.  Your Realtor or new construction builder will usually ask you, the buyer, to sign a form stating the home is in acceptable condition for move in.

Buyers, Do you have questions about what a Home Inspection Is Or What it Includes? A home inspection is an objective examination of the physical structure and systems of the house, from top to bottom. Buying a home can be the largest single investment you might ever make. To minimize surprises and difficulties, you’ll want to learn as much as possible about the newly-built or existing house you want to purchase. By having the home inspected, you can identify any repairs or builder oversights. You will know more about the house and you can make your decision to purchase with confidence.

The standard home inspection includes the foundation, air-conditioning and heating systems, interior plumbing and electrical systems, the roof, attic, insulation, ventilation, walls, ceiling, floors, doors, windows and structural components of the home. Remember, houses are built by people. If there is a problem, it can be fixed by a person. So if the inspector identifies problems, it does not mean you should not buy the house. It means you will know what may be a concern and you can have it corrected if you wish. In some situations the seller will pay for repairs. The inspector should educate you on what the important things are for your investment and what some of the smaller things are that can be easily fixed after move in.

When buying a home, how do you know what you’re getting? Most people probably only think of one or two questions to ask a home inspector: “How much is your fee?” and “When can you be there?” But these only scratch the surface.

Below is a list of suggested questions you might want to ask:

• What types of licenses do you hold
• What kind of training do you have
• Do you belong to a professional inspectors’ association
• How long have you been licenses in Texas
• Are you a full-time home inspector
• How much do you charge
• Do you also perform repairs? (If the answer is yes, that may indicate a conflict in interest)
• What will the inspection include? (Get specifics. It should include the electrical, heating, and central air-conditioning systems; interior plumbing; visible insulation; roof; walls; ceilings; floors; windows; doors; foundation; basement; and the visible structure of the house.)
• Do you inspect gas lines, swimming pools, spas, septic systems, and wells? Do you charge extra for these?
• Do you charge extra based on the size of the home? Multiple A/C units? Other items?
• How much would you charge if I ask for a reinspection after repairs are completed?
• Will you supply a written report? (Should!)
• Can I attend the inspection? (If the answer is no, find another inspector. This is the opportunity for you to learn about your new home.)
• Do you go up on the roof to inspect
• How long does a typical inspection take? (Should take atleast two hours.)
• Can I call you with questions that come up later?
• Can you give me names and phone numbers of three people for whom you’ve inspected homes recently

The inspector might not inspect swimming pools, wells, septic tanks, and other systems and items, and many inspectors will not conduct environmental tests or wood-destroying insect inspections. You will likely need to arrange for these inspections separately.

You can find a blank copy of the standard inspector report form at www.trec.state.tx.us to give you an idea of what may or may not be covered in the inspection.

When you are purchasing a home, there are hidden defects that you will want to look for.  Your seller will give you a disclosure statement to read over that will indicate any past problems that they are aware of in the house.  However, if it’s a foreclosure, the bank has never lived in the house and does not have to supply you with a disclosure statement.  I always encourage my buyers to get an inspection because the inspector is licensed and knows what to look for in the property.  You also want to be on the lookout for water leaks, foundation issues, drainage problems, termites, roof issues, potential wiring problems, and plumbing issues.  Stains on ceilings and near baseboards can be indicative of water leaks.  Large cracks in the homes foundation and horizontal cracks in walls and ceilings can indicate shifting in the foundation.  Look for standing water, either around the foundation of the home or in the yard.  You will want to have an exterminator check for termites.  Your inspector will be looking for broken or missing copings and buckled shingles.  They will also check to make sure the property does not have an antiquated fuse box and outlets without a place to plug in the grounding prong.  Make sure you check water pressure in showers, faucets and outside water pressure.  Also listen for banging in pipes.  These are all things you want to be watching out for when you are purchasing a home.  In addition to a home inspector checking out the property, you might want to have a certified HVAC dealer check out the heating and air conditioning systems in the home.

I have written blog posts in the past that address what to look for in an inspection report. However, I have questions about this arise with every buyer. Therefore, I am writing about it again. It’s useful information that buyer’s need to have!

• Siding – look for dents or buckling
• Foundations – look for cracks or water seepage
• Exterior Brick – look for cracked bricks or mortar pulling away from bricks
• Insulation – look for condition, adequate rating for climate
• Doors and windows – look for loose or tight fits, condition of locks, condition of weather stripping
• Roof – look for age, conditions of flashing, pooling water, buckled shingles, or loose gutters and downspouts
• Ceilings, walls, and moldings – look for loose pieces, drywall that is pulling away
• Porch/Deck – loose railings or step, rot
• Electrical – look for condition of fuse box/circuit breakers, number of outlets in each room
• Plumbing – look for poor water pressure, banging pipes, rust spots or corrosion that indicate leaks, sufficient insulation
• Water heater – look for age, size adequate for house, speed of recovery, energy rating
• Furnace/Air Conditioning – look for age, energy rating; Furnaces are rated by annual fuel utilization efficiency; the higher the rating, the lower your fuel costs. However, other factors such as payback period and other operating costs, such as electricity to operated motors.
• Garage – look for exterior in good repair; condition of floor-cracks, stains, etc.; condition of door mechanism
• Basement – look for water leakage, musty smell
• Attic – look for adequate ventilation, water leaks from roof
• Septic Tanks (if applicable) – adequate absorption field capacity for the percolation rate in your area and the size of your family
• Driveways/Sidewalks – look for cracks, heaving pavement, crumbling near edges, stains

Reprinted from Realtor Magazine Online by permission of the National Association of Realtors, Copyright 2005, All rights reserved.

Do you know what to look for on your final walk-through when purchasing a home?  You should have an inspection done on the home during your option period and any agreed upon repairs should have been completed before the final walk-through which is usually the day of or the day before closing.  Below is an outline to help you as you make your final walk-through.

In GENERAL:

• Have all agreed-upon repairs been completed?
• Have the sellers removed any contents that are supposed to stay?
• Is the home relatively clean and ready for new occupants?

WALLS, CEILINGS, AND FLOORS

• Are there signs of new damage? (water damage, gouges, stains, etc.)

ELECTRICAL

• Do all light fixtures work?
• Do outlets have power?

PUMBING

• Test each faucet. (On/off? Water pressure? Hot/cold water?)
• Check under sinks for leads
• Do all toilets flush properly?
• Are any drains clogged?

WINDOWS/DOORS

• Do they all have screens (if applicable)?
• Do all exterior and interior doors open and close properly?
• If there’s an electric garage door, is it operational?

APPLIANCES

• Do all appliances included in the home operate correctly?
• Refrigerator
• Garbage disposal
• Exhaust Fans (kitchen and bath)
• Ceiling Fans

EXTERIOR

Has there been any damage to:

• Exterior walls or roof?
• Driveway?
• Landscaping?

Coldwell Banker United, Realtors has partnered with American Home Shield to provide a Home Warranty to both our Selling and Buying Clients. I always offer my clients the protection of an American Home Shield Home Warranty. Both Buyers and Sellers should insist on an American Home Shield Warranty because they are the founding and leading Home Warranty Company with over 35 years experience caring for customers. With over 1.3 Million Home Warranties Nationwide, and over 11,000 Contractors within their service network, they lead the industry in delivering innovative home warranty products to customers. When I list your house for sell, I pay for the home warranty for you from the time you list with me through your closing date. This protects your home while it is on the market which can protect you from investing more money into your home while you’re trying to sell. It lowers your cost for repairs that may need to be completed before closing and helps avoid delays on closing due to unexpected breakdown of systems. Having a warranty also attracts buyer and adds value to your home. It demonstrates an intent to sell your home in good working order and gives the buyer an avenue of restitution, other than you, should any covered systems break down after purchase. When I list your home, I will go over the contract and explain the warranty options available and help you decide which warranty best suits your needs. Your American Home Shield Warranty provides your buyer confidence before and after their home purchase. Should your home require service, repairs, or replacement of covered systems while it is under contract for sell, you the seller will only pay your service charge for each trade service call. (An example of a trade service call would be an electrician, another service trade might be a plummer.) Most buyers insist on a home inspection before purchase and want repairs made when necessary. In that instance, you would only pay the one time service fee. I promote the American Home Shield Warranty because it is a product that can save Sellers money and puts your home on a pedestal by making it appealing to perspective buyers in todays heavily inventoried market. This warranty will also make your home more competitive with newly constructed homes. With American Home Shield Warranties, you have the flexibility to create the plan that fits your individual lifestyle and budget.  This way you don’t pay for coverage you won’t use.

For my Buying Clients, I always negotiate a FREE home warranty for the first year. This protects you from the high cost of unexpected, covered repair expenses after you move into your home.

What is a Home Warranty? It is a service contract that covers the repair or replacement of many of the most frequently occurring breakdowns of home system components and appliances. Everything in the home is not covered, but most of the system components and appliances that break down frequently are covered. Your home is likely your biggest investment. Unexpected repair or replacement costs can strain your budget. Plus, a home warranty takes the hassle out of finding an approved and insured contractor to solve your problem. A home warranty cannot prevent systems or appliances from breaking down, but it can help make covered repairs or replacement easier and less costly for you.

Should you have a breakdown of your covered system or appliance American Home Shield is available 24 hours a day, 7 days a week, 365 days a year. America Home Shield is a company committed to and solely focused on providing you an outstanding customer experience. To request service on a covered item there is no need to call me, just call America Home Shield Directly at 1-800-776-4663 to speak to a customer service representative or go online to www.ahsservice.com.

Not selling or buying a home, but think your house needs a home warranty? Call me for a FREE Quote or go online to www.ahswarranty.com for more information.

Last year in Texas, AHS spent $57,973,407.00 honoring their service promise. Nationally, AHS spent over $297 million in 2006 to help protect their clients from the hassle f unexpected, expensive home repairs.