How often should a home be inspected?

By: Dian Hymer

August 08, 1999

Most home buyers wouldn't dream of buying a home without first having it thoroughly inspected by qualified professionals. Many sellers today are ordering pre-sale inspection reports when they list their home for sale. But, don't be lulled into thinking that the only time you should have a home inspected is when you buy it or sell it. Routine inspections will save you money in the long run.

Although most buyers are diligent about inspecting a property's condition before they purchase, they often relegate home inspection issues to a low priority soon after closing the sale. This can lead to big trouble if relatively small problems are left to develop into major structural defects. Keeping a property well maintained is necessary if your aim is to protect and enhance your investment.

Soon after you close on your new home, make a list of all the defects flagged in your home purchase inspection reports that still need to be corrected. If the seller corrected some defects as a part of your purchase be sure to keep a record of this information. It will come in handy in the future when you sell the property. Then prioritize the list of remaining defects so that repairs that need immediate correction are done quickly. Set a schedule for completing the remaining work.

FIRST-TIME TIP: An ounce of prevention is worth a pound of cure. For example, one homeowner neglected to relocate downspouts adjacent to the chimney that carried rain water from the roof. Rather than carry the water away from the building, the downspouts deposited water next to the foundation. During the rainy season, the soil around the base of the chimney became saturated. After awhile, the foundation settled significantly in this area. Consequently, the living room floor sloped noticeably toward the fireplace. When the seller listed the property for sale, he had difficulty selling. Most buyers were concerned about the settlement. The seller had to discount his price over $10,000 to cover the cost of re-leveling the foundation and the living room floor. The problem could have been avoided entirely with two down drain extenders which would have cost less than $25.

At least once a year, walk around your property with a note pad in hand and make a list of the repairs that need to be completed before the next rainy season. If you lack experience, hire a contractor or home inspector to walk around your home and create a check list for you.

Rain, wind and sun cause damage to the exterior surfaces of your home. When paint blisters and peels, water can penetrate the exterior walls and cause interior damage. Missing shakes and shingles on your roof can also lead to water damage, so make sure that your roof is carefully inspected by a qualified professional at least once a year.

Each home will require a slightly different home maintenance regime. For example, if you live under overhanging trees, your roof gutters will need periodic cleaning. The trees will also need pruning to keep them in good shape and to lower fire and wind risks. It's a good idea to note these routine maintenance tasks on your calendar.

Have your home inspected for wood pests every few years so that you're aware of problems before they become major. If all of this seems like a headache, keep in mind that buyers pay a premium price for homes that are in good condition.

THE CLOSING: Also, it's easier to get your home ready for sale if you've kept up on routine maintenance.

Dian Hymer is author of "Starting Out, The Complete Home Buyer's Guide," Chronicle Books, Revised 1998.

Copyright 1999 Dian Hymer

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