Confused on inspection

[longsally111]

What is the name of your state? South Carolina

We are on the verge of buying a new home. I am concerned about the inspection. The one company I spoke to stated that they would inspect but if I wanted to really know about the roof, I needed a specialist for it. They stated that if I wanted to know about termites, I needed to hire "orkin" or someone. This is confusing to me. Isnt this what an inspector is being paid for?

[CourtClerk]

Sounds frustrating, I'm sure, however, I'll tell you from personal experience, I did have to hire a termite inspector and a roofing specialist because our inspector basically did an informal inspection of the roof (IE, took a ladder up there and saw what he can see from there), but he also said that if I wanted the roof completely looked at, then a roofing specialist is the one. He also did a visual for termites and pests, but he didn't go in depth. My BIL does termite inspections for Terminix so it didn't cost me much, but he did tell me that yes, that is standard.

The inspector did do a thorough inspection of the house though (water heater, plumbing, cracks in foundation, etc.). Even went under the house...

[las365]

The inspection company you spoke with gave you good advice. Better to spend money upfront so that you know what you may be buying rather than regret it later. In addition to hiring roof and termite/pest inspectors, I would also show the general inspector the current owner's disclosure of prior problems and repairs and ask, based on it, whether they recommend any additional "specialist" inspections.

[PghREA]

Inspectors are jacks of all trades and masters of none. The advice the inspector gave you is correct. If they find major problems in any area of the home, they will suggest you have it checked out with a specialist.

[longsally111]

Well, this is the situation. The house is a bank repo so there is no sellers disclosure statement. The neighbor next door stated that the bank replaced the wood around the garage doors and found termites but that is the only place and damage they found them. I also know that when the bank turned on the water, there was a leak in the 1/2 bath that went down into the garages. They fixed the leak but I am concerned about mold or mildew. They are selling the house AS IS. They will fix nothing. They will come down on the price due to the problems and therefore, we can fix them ourselves.
Hubby just wants to know what we are getting into. The house is the house of my dreams with basement and we can get it for about 150,000.00. I am torn what to do.

[las365]

You are right to be concerned about mold due to the leak. The first thing to do to stop mold is to stop the water, so if the leak has been repaired, that's good. You should have a mold testing company come in - they can do air quality testing, but more important would be to do some invasive testing in the walls the water flowed behind. Remember, water can take odd paths. Mold remediation can be expensive, and there tends to be more mold than originally estimated when sheetrock is torn out, so if there is mold that needs to be removed make sure you don't go with the low bidder to remediate.

You might want to look into getting a plumbing inspection. I'm not sure how thorough a general home inspector is with plumbing. I'm pretty sure they don't do much more than look at what is visible; in other words, they don't do pressure testing of the lines, etc., to see if they are sound.

I think that your potention homeowners insurance carrier can access a report that would reveal previous HO ins. claims on the property. That might be helpful (if it is correct. I could be wrong.).

It would be nice if the selling bank would pitch in toward the cost of the various tests and inspections, since they are willing to negotiate based on the repairs needed. Maybe you can work something out with them.

I'm not a lawyer (or an inspector, heh) but I have experience working on mold cases and that is where these suggestions come from.

[PghREA]

It would be nice if the selling bank would pitch in toward the cost of the various tests and inspections, since they are willing to negotiate based on the repairs needed. Maybe you can work something out with them.


If it is a foreclosure, the seller (bank) will pay for nothing. It is all in the many pages of addendums that the OP (buyer) signed. The bank has never lived in the home (probably never even saw the home) and therefore can not warrant anything for the home.

[las365]

They will come down on the price due to the problems and therefore, we can fix them ourselves.

This is what I was referring to.

[longsally111]

I spoke to my husband and we decided that we would get Orkin or someone to do an inspection for termites etc.. and a plumbing company to test the lines. I do not need an inspector to check the appliances ( they are all new) and the downstairs heating unit is new as well. I feel like I can walk through the house, see what lights work, what doesnt, if the faucets turn on, if they dont etc.... I just thought it was a little underhanded of the bank to say that there is no sellers disclosure when they knew they hired someone to fix up the house and they knew they found termites!!!!!!

[PghREA]

[quote=longsally111;1708164]I spoke to my husband and we decided that we would get Orkin or someone to do an inspection for termites etc.. and a plumbing company to test the lines. I do not need an inspector to check the appliances ( they are all new) and the downstairs heating unit is new as well. I feel like I can walk through the house, see what lights work, what doesnt, if the faucets turn on, if they dont etc.... I just thought it was a little underhanded of the bank to say that there is no sellers disclosure when they knew they hired someone to fix up the house and they knew they found termites!!!!!![/


QUOTE]

OP - Again, go back and carefully read all those pages of addendums that you signed.

[longsally111]

we havent signed anything yet....