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Message
Home inspections for new purchase
Posted on 1/28/20 at 10:34 pm
Posted on 1/28/20 at 10:34 pm
Need recommendations in New Orleans area for a home inspector for a purchase. Also, aside from an inspector, a termite inspection and a sewer pipe video, what other inspectors should I hire?
8
Posted on 1/28/20 at 10:48 pm to Dandaman
Inspectors are useless. So many problems I've found in my newly acquired 20 year old house simple weren't in the scope of an "inspection".
They look for basic functionality.
Off the top of my head:
HVAC specific inspection.
Have an energy audit done.
Electrical specific inspection.
Roofing (although the life span was determined by an insurance company).
Hot water heater inspection (detailed).
Also have the seller buy an home warranty. (Yes they can be useless, but on the sellers dime, why not?).
They look for basic functionality.
Off the top of my head:
HVAC specific inspection.
Have an energy audit done.
Electrical specific inspection.
Roofing (although the life span was determined by an insurance company).
Hot water heater inspection (detailed).
Also have the seller buy an home warranty. (Yes they can be useless, but on the sellers dime, why not?).
This post was edited on 1/28/20 at 10:49 pm
Posted on 1/28/20 at 10:55 pm to Dandaman
Also....
-Wait for a heavy rain (if possible) and go see the property. Good opportunity to look for any drainage issues/low spots.
-Request last six month electricity bills.
-Talk to neighbors. You'll be living next to them and a lot can be gained from a 5 minute convo.
-Pass by house at different times to get a sense of traffic/noise/lighting.
-Find a cop. Ask about area and their thoughts on any prior responses to area (this will be easier in a smaller jurisdiction, but I'll suggest nonetheless).
Download Google Earth Pro. Look at historical photos.
-Wait for a heavy rain (if possible) and go see the property. Good opportunity to look for any drainage issues/low spots.
-Request last six month electricity bills.
-Talk to neighbors. You'll be living next to them and a lot can be gained from a 5 minute convo.
-Pass by house at different times to get a sense of traffic/noise/lighting.
-Find a cop. Ask about area and their thoughts on any prior responses to area (this will be easier in a smaller jurisdiction, but I'll suggest nonetheless).
Download Google Earth Pro. Look at historical photos.
Posted on 1/29/20 at 8:10 am to Dandaman
Morrell Inspection Services out of Thibodaux did our house and he was very thorough and honest. He was also the least expensive we found in our search.
Posted on 1/29/20 at 9:08 am to Dandaman
Termite inspections are fricking useless unless they literally rip open every inch of every wall. They either find them or they don't and they're only looking on the exterior of surfaces to see if there's any evidence. Then you get a contract. If you get a contract and find termites, they're going to tell you you're not covered for damage since they were Formosan or subterranean (that's going to be the case 99.9% of the time!
I've learned that buying a home fricking sucks and you don't know what you're getting regardless of how many and what kind of inspections you get ahead of time UNLESS you build the home yourself or monitor someone else building the home 100% of the time.
I've learned that buying a home fricking sucks and you don't know what you're getting regardless of how many and what kind of inspections you get ahead of time UNLESS you build the home yourself or monitor someone else building the home 100% of the time.
Posted on 1/29/20 at 9:54 am to Dandaman
We used "Booker Building Inspectors" and I have recommended them to friends afterwards
Posted on 1/29/20 at 9:55 am to Bawcephus
quote:
-Pass by house at different times to get a sense of traffic/noise/lighting.
Great advice here. Especially go at night with the windows down and listen for loud music/ gunshots.
quote:
Find a cop. Ask about area and their thoughts on any prior responses to area (this will be easier in a smaller jurisdiction, but I'll suggest nonetheless).
A lot of PDs will have that info on their website too.
Posted on 1/29/20 at 10:01 am to Aristo
I paid for an home inspection and was able to stop every single item that he wrote up, before the inspector.
Plus you read the inspection report and there is an clause that relives the inspector of anything he missed.
I do feel a professional inspection report could be used to leverage a reduction in the sale price.
My last house I bought I completed all inspections myself or hired someone I trusted for certain items
Plus you read the inspection report and there is an clause that relives the inspector of anything he missed.
I do feel a professional inspection report could be used to leverage a reduction in the sale price.
My last house I bought I completed all inspections myself or hired someone I trusted for certain items
Posted on 1/29/20 at 10:07 am to Dandaman
Marc Orgeron with 21st Century Home Inspections.
Be there while he does the inspection and he will walk your through and show you exactly what he sees. Goes beyond what is legally required for a inspector to check out.
Gives a great, very readable, report at the end that includes pictures and recommendations.
ETA: Have used him twice and the people purchasing my house used him. If in New Orleans I would recommend getting a sewer survey done.
Be there while he does the inspection and he will walk your through and show you exactly what he sees. Goes beyond what is legally required for a inspector to check out.
Gives a great, very readable, report at the end that includes pictures and recommendations.
ETA: Have used him twice and the people purchasing my house used him. If in New Orleans I would recommend getting a sewer survey done.
This post was edited on 1/29/20 at 1:10 pm
Posted on 1/29/20 at 11:02 am to Dandaman
let me help you out
i came in after inspectors for like 25 years and found reports of gas heater being bad and found it was electric heat, i found brand new 1-2 yr old HVAC systems listed as being too old and needing replaced. i found roof leaks so obvious the underside was black and stained that inspectors "didnt see", i found attics with half the insulation missing that inspectors "didnt see", inspectors are useless and a waste of money
you want a "good" inspection of a home, do it yourself, climb in and look around the attic and crawl under the house and look around, walk the house looking for cracks in floors and walls or raised/loose flooring, hire an HVAC guy to inspect the system and ductwork, hire an electrician to inspect that system and get a plumber to inspect the plumbing and drainage. each service call added all together will be a little more then an inspector but you can trust what those guys tell you 1000x more then inspectors who dont know or inspect shite.
a little known fact is to be an inspector you take a 2 hour course where they tell them things to look for and then they are "certified house inspectors"
i came in after inspectors for like 25 years and found reports of gas heater being bad and found it was electric heat, i found brand new 1-2 yr old HVAC systems listed as being too old and needing replaced. i found roof leaks so obvious the underside was black and stained that inspectors "didnt see", i found attics with half the insulation missing that inspectors "didnt see", inspectors are useless and a waste of money
you want a "good" inspection of a home, do it yourself, climb in and look around the attic and crawl under the house and look around, walk the house looking for cracks in floors and walls or raised/loose flooring, hire an HVAC guy to inspect the system and ductwork, hire an electrician to inspect that system and get a plumber to inspect the plumbing and drainage. each service call added all together will be a little more then an inspector but you can trust what those guys tell you 1000x more then inspectors who dont know or inspect shite.
a little known fact is to be an inspector you take a 2 hour course where they tell them things to look for and then they are "certified house inspectors"
This post was edited on 1/29/20 at 11:04 am
Posted on 1/29/20 at 12:35 pm to Major Dutch Schaefer
1homecheck just did my inspection for a house i purchased in metairie. i was happy with the results and the report
Posted on 1/29/20 at 1:32 pm to CE Tiger
The good thing about having a home inspector is that if they miss something big, it's on them to fix it.
After my dad died, my mom needed to downsize and sold her house.
Inspector came it and had a couple of small things to fix but that was it.
The closing went through and as the people that bought the house were moving in they discovered a leak in the roof that the inspector missed.
My mom didn't know anything about it.
So, it was on the inspector to fix the leak and the issues that came from it.
After my dad died, my mom needed to downsize and sold her house.
Inspector came it and had a couple of small things to fix but that was it.
The closing went through and as the people that bought the house were moving in they discovered a leak in the roof that the inspector missed.
My mom didn't know anything about it.
So, it was on the inspector to fix the leak and the issues that came from it.
Posted on 1/30/20 at 6:25 am to bbvdd
quote:
So, it was on the inspector to fix the leak and the issues that came from it.
Only if the inspector is an idiot. He could’ve prevented that with wording the inspection report properly.
Posted on 1/30/20 at 6:27 am to Contender01
quote:
I do feel a professional inspection report could be used to leverage a reduction in the sale price.
Had someone try this with me. As I informed them, I’m not repairing any of the items that cost real money, they were priced in to the original price and you could see them when you put in your offer. If a home was priced without considering its “warts” then I guess this would work.
Posted on 1/30/20 at 11:26 am to Dawgfanman
quote:
Had someone try this with me. As I informed them, I’m not repairing any of the items that cost real money, they were priced in to the original price and you could see them when you put in your offer. If a home was priced without considering its “warts” then I guess this would work.
Exactly. I’ll also add that when I sold by last house which was only 5 years old and meticulously maintained I had 2 buyers and each brought in their own inspectors. Each inspection report came back with totally different “issues” that were all BS. None of them were any safety or code violation and just made up “stuff”.
In fact, one of them brought up an electrical code issue and recommended a fix. After consulting with a licensed electrician my house did in fact meet code and if I followed the inspector’s recommended “fix” it would be a code violation.
Point being, inspectors are generally useless.
Posted on 1/30/20 at 12:19 pm to TDsngumbo
Most lenders require a report from a licensed person showing no signs of wood destroying insects.
Posted on 1/31/20 at 6:26 am to MikeBRLA
Only “inspection” I really paid attention to was from the FHA appraiser due to the buyers financing. They will give a list of required repairs, don’t do them and no sale. The report also sticks with the home for any other FHA loans for 6 months. Ended up having to do roof reshingling because of it. But I knew this was coming due to having an excellent realtor who told me almost exactly the things FHA wouldn’t let go. It wasn’t a full home inspection but he pointed out the only “big” issues that were on the other report. That being the roof. At the last minute (final walkthrough) my buyer tried some crap about the old AC unit (discloses by me on disclosure form prior to offer) I had an A/C guy come out and provide report that while old, unit was functioning properly and cooling home as it should. Buyer more or less admitted they thought it worth trying to see if I’d replace the AC. Sale went on thru. This was a small, starter home and in the price range ~150k in my area it was a definite sellers market. I had half a dozen offers first weekend home was on the market (on market total of 4 days) so I had the power position and didn’t budge too much.
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