Your Home Inspection
In the state of New Jersey, you have the legal
right to perform an inspection on the property you
intend to buy. The inspection will be at your
expense. If the inspection turns up some repair
issues that you would like addressed, and the seller
refuses to make them, you have the right to back out
of the deal without penalty. You will get back any
deposit monies that are being held in escrow. You
will not be reimbursed, however, by the inspector
for his charges. If you need help in finding a
qualified inspector who is licensed in the state of
New Jersey, I can assist you.
What Gets Inspected
The inspection covers just about everything in your
new home and is done all at once, typically in 2-4
hours. Some inspectors take longer. If the inspector
finds problems in any area, you have the right to
call in a specialist to further evaluate the
problem.
Structurally, the areas assessed are the roof,
foundation, exterior and interior walls, floors,
ceilings, doors, windows, attic and basement,
drainage, sidewalks, walkways, driveway and garage.
The systems of the home to be evaluated are
plumbing, electric, heat and central air (season
permitting). Appliances such as dishwasher and stove
will also be evaluated.
And finally, there will be an environmental and pest
inspection. Evidence of live or dormant pest
infestations covers termites, carpenter bees or
ants, squirrels in the attic or bugs of any kind.
Environmental considerations include radon,
asbestos, mold, lead paint, underground wells,
underground oil and septic tanks. These items can be
frightening to you as a buyer. While they should be
taken very seriously and evaluated by specialists,
they can be addressed and remediate. It is usually -
but not always - incumbent upon the seller to do so.
If he does not, you can back out of the deal.
A radon test will be done by leaving a canister in
the basement of the property for a period of a few
days. The inspector will retrieve it and sent it to
a lab to be read. If the property tests positive for
radon, the solution is ventilation. The seller will
be required to install a radon remediation system
that is essentially a built in fan that directs the
radon out of the basement and into the atmosphere.
If levels increase, the system will alert you. It’s
actually a safety net for you as most homeowners
typically test their basements for radon only once –
at the time of purchase – and don’t think of it
again.
Asbestos is most often found wrapped around heating
pipes. If can be removed, if you like. If your
inspector finds evidence of asbestos, it should be
evaluated by a professional. The same goes for mold
and underground tanks. Lead paint is very common in
the Montclair, New Jersey area and Essex County. You
will receive information from me about the potential
dangers and the seller must disclose in writing if
he has knowledge of lead paint in the home.
How You Will Communicate with the Seller
Inspections are usually performed very soon after
Attorney Review is concluded, typically within a
week to ten days. You should attend the inspection.
After your inspection is completed, the inspector
will give you a written report. You will go over the
report and decide what, if anything, you would like
the seller to address. You may get counsel from your
attorney, and me, on the best way to proceed with
negotiations.
In the report, there maybe a few items that you want
to have repaired. But, perhaps you’d prefer to do
them yourself after taking ownership and have a cash
credit at closing, rather than have the seller make
the repairs himself. This is part of the overall
inspection negotiation and may take a few days to
discuss and resolve. Once it is resolved, the
attorneys will declare it in writing and then the
inspection contingency is officially closed.
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