Your Initial Inspection

You can do an informal inspection when you first look at the property. You will want to watch out for several things that might tell you what further inspections you need:

• Are things like walls, windows, doorways, and floors straight?
• Are there cracks in the walls, floors, or ceilings?
• Are there deflections or bulges?
• Are there watermarks on ceilings, walls, or in the basement or crawlspace?
• Has there been poor maintenance of windows, doors, roof, gutters, and exterior paint?
• Is the foundation eroding?
• How old are the appliances and what condition are they in?
• Are there obvious problems with the electrical wiring? (Check outlets and switches.)
• How old is the furnace and what condition is it in?
• Are there visible problems with the plumbing like leaking faucets, water stains around sinks and shower, or noisy pipes?

If there has been poor maintenance or if watermarks are visible, there may be excess moisture. This can indicate mold and/or dry rot that aren't visible. Watermarks can also mean a leaking roof, and cracks point toward structural problems.

Which Inspections Should You Have?

There are 2 inspections most buyers have done: the general house inspection and a pest inspection. Be sure you know what you're getting. The general house and pest inspections are combined into one inspection in some states, but in other states, like California, they are separate. Check with your lender to see if any special inspections are required. If you have a FHA or VA loan, for example, there are certain inspections you must have.

The pest inspection is for both bugs and fungus: termites, beetles, dry rot and other fungal infestations. The general housing inspection covers most of the structure and systems, including appliances and heating/cooling systems. These problems can all be extensive and expensive to repair.

Special Inspections

If you have some reason to suspect an additional problem, like mold, asbestos, toxic chemicals, natural disasters (like earthquakes or floods), or lead paint in a building built before 1978, you can schedule special inspections to check for those problems. Just make sure you've allowed enough time in the contingencies to do all the inspections you want to do.

Finding the Right Inspector: 

 You should start looking for an inspector as soon as you get serious about a purchase. If you wait until the offer has been accepted you might not have time to schedule the inspectors you would most like to have. Your agent might be able to recommend good inspectors for you, but it's worthwhile keeping in mind that your agent gets a percentage of the purchase price, so he or she has an interest in the sale going through quickly at the highest price. You have an interest in getting the price reduced if extensive repairs are needed, which might delay the closing. You can ask people you know to recommend inspectors they know or have worked with, or you can search online for professional associations like the National Association of Certified Home Inspectors (NACHI).

When choosing inspectors, you will want people who are knowledgeable, experienced, conscientious, and very picky. You want a discussion of problems and further problems that might be indicated. If you can possibly attend, you should also accompany the inspector to see the problems for yourself.

 
Deadly Mistake #3:  Getting a cheap inspection.
 
Buying a home is probably the most expensive purchase you will ever make.  This is no time to shop for a cheap inspection.  The cost of a home inspection is very small relative to the home being inspected.  The additional cost of hiring a certified inspector is almost insignificant.  As a homebuyer, you have recently been crunching the numbers, negotiating offers, adding up closing costs, shopping for mortgages and trying to get the best deals.  Do not stop now.  Do not let your real estate agent, a patty-cake inspector or anyone else talk you into skimping here.  
  
InterNACHI front-ends its membership requirements.  InterNACHI turns down more than 1/2 the inspectors who want to join because they can't fulfill the membership requirements. 
 
InterNACHI certified inspectors perform the best inspections by far.  InterNACHI certified inspectors earn their fees many times over.  They do more, they deserve more, and yes they generally charge a little more.  Do yourself a favor...and pay a little more for the quality inspection you deserve.