After looking at homes for several months my clients successfully had their offer accepted for a home in Pasadena’s President’s neighborhood. A 1930’s home with a shake roof. So how many home inspectors does it take to inspect a Pasadena home?
By looking at the roof, we know its shot. Therefore, we really don’t need a roof inspection, we need an estimate. Clay and cast iron sewer lines have a life expectancy of about 50-60 years and because it has not been replaced, this will need to be inspected – cost to buyer $250.00
According to our general home inspection (cost $425), there is some knob and tube electrical. As it needs replacement; we need an estimate, not an inspection. The home has an old gravity heater and no central air conditioning – another estimate.
There are acoustic ceiling tiles in the basement which may contain asbestos – need tiles tested for asbestos (cost several hundred dollars).
The plumbing is old galvanized pipes (like my own home). We don’t need to inspect it, we need an estimate to determine the cost of a copper repipe.
Chimneys and drainage issues can be high ticket items when repairs or improvements are needed. The cost for a camera scan on chimney will cost $325. The drainage estimate (which the general inspector recommended) will be $250.00.
How many home inspectors to hire is up to the buyer.
After we have all of the facts and figures the buyers will be able to make an informed decision as to whether to move forward with the purchase of the home. Although the seller is under no obligation to make any concessions, the buyer can request a credit or repairs. If the buyer and seller do not reach an agreement the seller will need to disclose these estimates and inspections to any further buyer who will likely share the same concerns.
Sounds like a fixer upper to be sure. It makes me wonder how my thirty year old home would fare during an inspection.