For Indianapolis & Surrounding Areas
Brick Kicker Home Inspections
Bill Reid • 317.356.5555
Clear View Home Inspections
Doug Wehr • 317.578.0890
Cornerstone Inspection Services
Inspectors assigned may vary • 317.815.9497
House Master Home Inspections
Alan Peterson • 317.844.6873
IndyPro Inspection Service, Inc.
David Maudlin • 317.339.9720
Security Home Inspections
Inspectors assigned may vary • (317) 848-1744
There are many inspection companies in the Central Indiana area and the ones listed above are only a small sampling of them. The Geesaman Team at Century 21 Scheetz makes no representation, recommendation, or endorsement as to the quality, reputation, or integrity of any of the above listed Inspection Companies. The buyer is encouraged to seek referrals or recommendations from other sources such as Angie’s List and Yellow Pages, and to investigate any referral or recommendation through appropriate agencies such as the Better Business Bureau and the Attorney General’s office.
BEFORE THE INSPECTION
Clean the House.
Sure, you have already entered into a purchase agreement, but you haven’t sold the inspector yet. Inspectors are people too, and a dirty home may lead some inspectors to develop preconceived ideas about how well your home has been maintained.
Leave the Utilities Connected.
The home inspector will need to test the applianc-es (stove, dishwasher, furnace, etc.) and outlets for defects. They will also need to test the plumbing, so be sure the utilities are still on or the inspector will have to reschedule, which could delay closing.
Keep Pilot Lights Lit.
For the same reason mentioned above, all appliances should be in working order so the inspector will not have to re-schedule his visit.
Remove Creative Wiring
Inspectors are not fans of extension cords used as per-manent solutions. Remove any extension cords in the attic, basement, interior, and ex-terior of the home to avoid any potential hazards. Besides, they are meant to be used as temporary electrical service, not permanent wiring.
Make Note of Any Leaks
Be sure to let the inspector know if there are any plumb-ing (or other) leaks in the home to avoid any water damage.
Provide Access and Work Space.
Home inspectors will not move your storage boxes or clear paths through your garage. They will need space around each major ap-pliance and access to the attic, garage, and/or crawlspace to complete their inspection of your property.
Leave the Keys
If you have any outbuildings, gates, garages, or electrical boxes that require a key for the entry, be sure to leave those labeled in plain sight for the inspec-tor.
Gather Repair Records
Leave any documentation regarding recent repairs or servicing to the home for the inspector’s review.
Prepare to Vacate the Property.
The inspector will usually need at least 3 hours to complete the home inspection. It is most courteous for you and your family to leave the property for the duration of the home inspection.
Make Pet Arrangements.
Be sure to make arrangements for any pets so they don’t accidentally get let out during the inspection. The inspector will need access to all areas of the home, so leaving them in a bedroom, garage, or back yard is not a good idea.
DURING THE INSPECTION
How Do They Get In?
Most local licensed home inspectors are members of MIBOR, and will have an access card like your Realtor’s to open the lock box on your door. If you do not have a lock box, the home inspector will make arrangements with your listing agent to get access to the property at the time of the inspection.
What Are They Inspecting?
The home inspector will perform a visual inspection of the readily accessible, visually observable, installed systems and components of the property. Inspectors are looking for major defects, minor defects, and maintenance issues. Most home inspections will cover the following areas of your home:
AFTER THE INSPECTION
The home inspector will provide the buyer with a written report that sum-marizes the inspection. The report should note major/minor defects and maintenance items and information about the parts of your home that were inspected. Some inspec-tion companies will send a copy of the report to your listing agent.
The Buyer’s Response
Your purchase agreement should specify the number of days your buyer has to respond to the home inspection. The buyer’s response will come on another form where they will specify any items they wish to have repaired. The extent of their requests will depend on the buyer. Some buyers will ask only for major defects, others will ask for everything mentioned on the report to be repaired. Don’t worry, you will have your chance to reply just as you did with the offer to purchase the home.
The buyer’s response will note a deadline for your reply. Please be aware that not responding by the deadline means you have accepted the buyer’s requests! If you need extra time to get estimates for repairs, please ask your agent to request an extension in writing, and get all parties’ signatures before the deadline. Generally, sellers will respond to each individual request in one of 3 ways:
1. Agreement. You can agree to repair the items as requested by the buyer.
2. Refusal. You can refuse to repair any individual item requested by the buyer.
3. Concession. You can offer a monetary concession to the buyer so they can make the repair after closing.
According to Indiana real estate laws, a purchase agreement can be terminated and earnest money refunded if you refuse to correct a major/structural defect that will affect the habitability of the home. The defect must be noted by a licensed home inspector and the buyer must request the repair for this rule to apply.
Making The Repairs
The inspection response agreement will specify a timeline in which the repairs are to be made. This could be a certain number of days from your agreement, or simply “prior to closing.” The buyer will have the right to a final walk-thru of the property to insure all repairs were made to their satisfaction. Please note specifics when planning for the repairs. If you agreed to have a licensed contractor do the work, be sure you hire one. If they request a specific model or color of an appliance to be re-placed, be sure you comply. All receipts & invoices for the repairs should be kept, and a copy given to the buyers by closing.