You will "HEAR"!

• "Don't bother getting a home inspection, it will only slow down the deal."

• "A pest infestation inspection is all you need; a structural inspection really isn't necessary."

• "The mortgage company says it won't close unless an inspection report is attached."

Why all the confusion about home inspections?   Talk with five different people on the subject and may homebuyers, homesellers will probably get five different opinions.  Most of the discussion circulating about home inspections stems from misinformation or an isolated incident that seems to have taken on a life of its own.  Let's consider the facts.

For sellers, a home inspection can be a very valuable tool.  Engaging a reputable home inspector prior to putting a home on the market will help identify those items that need repair or that might otherwise make a home less attractive to a potential purchaser.

A home inspection report will cover such structural items as foundations, attics, roof integrity, plumbing and electrical items.   Cosmetic items needing attention also will be noted in the inspector's written report.  This report can then be used to spruce things up around the house, to help sellers gain top dollar in the marketplace.  Keep in mind, however, that once a seller is made aware of any structural defects in the house, and these items are not repaired, they must be revealed on the seller disclosure statement itemizing known defects.

Buyers often employ home inspectors to evaluate a property they are interested in purchasing.  Hiring a reputable and well-respected home inspector can relieve much of the anxiety associated with buying a property.  An inspector's job is to identify those items that are in less than perfect shape and that need correction.  It is the buyer's responsibility is to determine which of those identified items are structural vs. cosmetic in nature and which points need be considered when negotiating the contract.

Common sense must prevail when it comes to evaluating home inspection reports.  Granted, every buyer would like their potential home to be perfect.  A 10-year-old house is bound to have some wear-and-tear items that will appear on the report.  It is simply a function of the age of the house, but the inspector is obligated to note these items on this report.

On the other hand, if the structuring integrity of the home and its infrastructure is at issue, this is an entirely different matter.   These items should be the springboard for negotiations between buyer and seller.   In some cases, it may even be the catalyst for a buyer to walk away from a particular property.  How does one find a reputable home inspector? Regulation of home inspectors varies in different parts of the country, so check with local government officials to ensure the hiring of someone who complies fully with state and local laws.

Talk with a Realtor regarding well-respected home inspectors in the area or solicit the names of inspectors from friends and relatives who have had positive home-inspection experiences.  Home inspections usually take less than a week and can cost anywhere between $ 150.00 and $ 750.00.  This is a sound investment for both buyers and sellers: a home inspection report can steer buyers away from a home with myriad problems or assist a seller in correcting a problem that could have meant a costly reduction in sales price.

Lastly, remember that a home inspection is a tool and it is only as good as the professional experience of the inspector hired.