Introduction
Are you on the hunt for your dream home in Saint Louis? As an eager homebuyer, you’re envisioning move-in day and decorating decisions. But before getting carried away, it’s important to take an objective look at prospective properties. This is where a professional home inspection comes in.
Many buyers consider inspections a hassle or unnecessary expense. But an inspection can save you from purchasing a money pit. When done right, it provides invaluable insights about the home’s condition and helps you make the best decision for your family. This guide will walk through everything you need to know about home inspections in Saint Louis.
You’ll learn what certified inspectors examine, questions to ask potential inspectors, details to look for in the report, how inspection findings impact negotiations, typical costs, and more. We’ll also dive into common defects unique to homes in the area that inspectors frequently catch. Read on to understand why quality home inspections are a vital component of the Saint Louis home-buying process.
How St. Louis Home Inspectors Are Certified
In Saint Louis, home inspectors must be licensed through the Missouri Real Estate Commission. Licensure requires:
- Passing a state exam covering structures, exteriors, roofing, plumbing, electrical, HVAC, interiors, insulation, ventilation, and more.
- 120 hours of approved pre-licensing education.
- Application with background check and fees.
- Maintaining continuing education.
Additionally, many belong to professional associations like ASHI or NAHI which offer rigorous certification:
- ASHI Certified Inspectors complete 250 inspections, pass exams, take courses, and agree to a code of ethics.
- NAHI Inspectors take exams on home systems, report writing, ethics, and 3 elective subjects. Field experience is also required.
Look for the logos of these associations to identify certified professionals. Some also hold advanced designations like CMI (Certified Master Inspector) or CNHI (Certified New Home Inspector). These suggest a higher level of training and credibility.
Pro Tip:
Verify any inspector’s license through the Missouri Real Estate Commission website before hiring. Unlicensed providers put you at risk.
What Certified Inspectors Examine in St. Louis Homes
During the typical 2-3 hour inspection, certified inspectors will thoroughly examine:
- Roof, flashings, gutters, drains, soffits and fascia
- Exterior surfaces, windows, doors, decks, porches, railings
- Foundation, basement/crawlspace, and grading for water control
- Structural components like floors, walls, and ceilings for cracks or shifting
- Electrical system including main panel, wiring, outlets, switches, and fixtures
- Plumbing supply pipes, drain lines, water heater, fixtures for leaks and pressure
- HVAC system including cooling, heating, ducts, flues, and vents for operation
- Attic insulation levels and ventilation
- Major appliances like stoves, refrigerators, dishwashers
- Fireplace and chimney
- Garage doors and openers
- Security system, if present
- General interior including ceilings, walls, floors, doors, windows, and stairs
Inspectors will operate all systems, appliances, plumbing, and electrical during inspection. They’ll use specialized tools like moisture meters, outlet testers, and infrared cameras to detect issues. Quality inspectors take the time to explain issues and answer all your questions along the way.
What to Look for in the Inspection Report
A thorough home inspection report should contain:
- Summary page listing property details like square footage, age, and inspection attendees
- Overview of major home systems with general condition assessment
- Description of all deficiencies found with accompanying repair recommendations
- An itemized list of any systems or components needing repair or further specialist evaluation
- Specific location details for where issues were discovered on the property
- 120+ clear captioned photos documenting claimed defects
- Rough cost estimates for necessary repairs
- No jargon or technical terms – common language is essential
- Callouts, captions, and headings to make findings readable/understandable
- Summary of any safety hazards like exposed wiring or fire risks
- Information on the expected remaining life of major systems like the roof
The best reports outline issues in detail rather than brief checklists or incomplete shorthand remarks. Verify sample reports from any inspector you’re considering to evaluate their quality.
Watch out for inspectors who simply provide oral reporting with no documentation. A written report protects you down the road.
How Inspection Findings Impact Negotiations
The seller has already agreed to a listing price, but the inspection findings might warrant renegotiation. Wise buyers use issues identified in the report to request price reductions or credits to fix concerns.
Minor flaws like stuck windows or worn cabinetry should be expected in resale homes. But more costly repairs like roof replacement or foundation work justify price concessions. Without an inspection, buyers lack the hard proof to negotiate down.
Present all requests firmly yet diplomatically. Provide a bullet point summary of only the most pressing issues from the report rather than bombarding sellers with pages of granular details.
Also, make reasonable requests. For minor repairs under $500 like broken garbage disposals, just ask sellers to handle the fix. Focus negotiations on issues exceeding $1000 like HVAC replacements. Pick your battles.
Ensure requests align with sellers’ legal obligations too. Sellers must disclose known defects but aren’t required to upgrade functioning systems to meet modern codes or efficiency standards.
A pre-offer inspection provides the greatest negotiating power, but even post-offer findings carry weight if deadlines are closing in. The report offers objective evidence to justify your position.
Pro Tip:
Never waive your inspection contingency as a buyer, even when facing bidding wars. An inspection is the only way to make an informed purchase.
What Homebuyers Pay for Inspections
Home inspection costs range from $300-$500 for a typical single-family home in Saint Louis. Factors impacting price:
Home size
Larger square footage may warrant a higher fee
Home age
New builds take less time than older homes
Scope requested
Some only want specific systems reviewed vs. a full inspection
Add-ons
Additional services like sewer scope, mold testing or pool inspection add cost
Get an itemized estimate upfront. Look out for inspectors’ advertising fees much lower or higher than the average rates in your area.
Beware of deals waiving fees if you use their company for repairs later. This poses an ethical conflict of interest.
Also, don’t decide solely on price. The lowest bidder may cut corners. Focus first on credentials and quality. A comprehensive inspection delivers the best value and protects your investment.
Pro Tip:
Never let inspection costs deter you. The expense pales in comparison to the liability of undetected issues.
Typical “Surprises” Found in St. Louis Homes
While each property is unique, Saint Louis inspectors frequently discover:
- Settling foundation cracks – The area’s clay-rich soil often leads to some settling.
- Cast iron plumbing leaks – Corrosion causes joints to fail over time.
- Wall and ceiling cracks – Resulting from slight structural shifting.
- HVAC issues – High humidity speeds deterioration of units and ductwork.
- Sewer line root intrusion or collapsed lines – Old pipes allow root infiltration.
- Hail damage on roofs/siding – Frequent storms batter exteriors.
- Termite damage or carpenter ants – Wood destroyers thrive in the climate.
- Asbestos and lead concerns in vintage homes – Remodeling stirs up hazards.
- Basement moisture or leaks – High groundwater tables produce seepage.
While alarming at first, most common defects have straightforward fixes. Inspectors call attention to issues early when they’re most affordable to address.
Conclusion
We hope this overview helps explain the pivotal role certified home inspector in Saint Louis play for homebuyers. An inspection protects your family from unwelcome surprises by thoroughly evaluating the prospective property. Look for a certified, licensed inspector who takes time to educate you throughout the process. Follow up with any questions and use major findings to request repairs or negotiate prices. Here’s to finding the perfect home in St. Louis!
