A "Home Inspection" is a very common contingency for the purchase and sale of most properties. Customarily the home inspection which is not mandatory but highly recommended, should be completed within the next seven (7) calendar days. A home inspection covers mechanical defects as well as an overview of the current condition of the facade, roof, windows, basement, heating, air conditioning, electrical, plumbing, outside spaces, parking, etc. All appliances as well as the kitchen and bathroom fixtures are assumed to be in "good working order" unless otherwise disclosed.

Typically, you will receive a written report either on the spot or within 24 hours. We will then discuss the report and all issues or concerns you may have at that time.  As a regular practice, I believe that if there are serious issues you should first seek legal advice and then possibly a structural engineer. Btw, I respectfully suggest that all major home inspection issues be negotiated by your legal counsel, and not the real estate agents...this policy keeps this process strictly business!

Current legislation requires home inspectors to be more accountable to consumers. The State has also created a board of registration to issue state licensed requiring home inspectors to attend yearly continuing education and carry errors and omission insurance coverage. Please check out The American Society of Home Inspectors www.ashi.com which offers information in regard to home inspections, building defects and various issues you may want to review. A list of licensed home inspectors is posted on the Division of Professional Licensure website at www.state.ma.us/reg/boards/hi. You might also review some Legal Update and the State of Massachusetts Facts for the Consumer in regards to Home Inspection issues.

Recommendations

The experiences of most buyers have shown that the home inspector should be familiar with condominiums as well as single family homes, and have a good working knowledge of real property. It is a good idea to consult with friends, neighbors and business associates for home inspection recommendations. Alternately, most attorneys would also be a good resource for an unbiased recommendation. More importantly, you will learn many things about your new property such as regular maintenance schedules, location of all mechanicals and a general understanding of your new home.

Sellers really should not be present at the time of the home inspection. Buyers should absolutely be present for the home inspection which usually takes anywhere between one to three hours depending upon the square footage and the number of questions you may have.  Please call me with at least 24 hour notice and I will schedule the appointment with all the other necessary parties and provide access to whatever is applicable: systems and/or basement, utilities, roof, facade and rear of building, outside space and parking. Please schedule weekdays only between 8:00am to 4:00pm to allow convenient access during the daylight!

The cost is customarily between $250.00 and $500.00 (depending upon the square footage of the property) and would be non-refundable should the buyer not proceed with this transaction. An inspection can usually be scheduled with a 2-day advance notice and most home inspectors will submit the written report on the spot or within 24 hours. If I am representing you as a Buyer's Agent I can recommend licensed home inspectors...the following is my personal favorites. Please allow at least 24 hours for return phone calls:

Please note that www.Richhaen.com nor it's agents assume any responsibility for the services of the aforementioned parties. This list is simply a matter of courtesy, consult your yellow pages for additional companies. We strongly suggest that you contact the Better Business Bureau @ 617 426-9000 or write The BBB @ 20 Park Plaza, Suite 820, Boston MA 02116-4404 (www.bbb.org).