Inspections
There are a number of possible inspections of the property that may be called for in the sales contract. Sometimes, sellers have certain inspections completed before their home is listed. Inspection clauses in a sales contract permit a buyer to hire a professional inspector to examine the property. Usually inspections are completed within a week or so from the signing of the contract and another several days are allowed for the parties to decide what they will do if a concern has been raised.

A Home Inspection
This is the most common of "optional" inspections called for in our sales contracts. Most REALTORS now recommend that home buyers obtain a professional home inspection. This inspection benefits both the buyer and the seller. The buyer knows that a trained expert has inspected the home's major systems. The seller can move forward knowing that the buyer accepts the condition of the property based on expert advice. The buyer will pay in the range of $250.00 for this evaluation.

The inspection is very thorough and takes two or more hours to complete. The inspector usually begins outside the house and works his way through. Items covered include the roof, basement, heating, plumbing and electrical systems, kitchen appliances and overall structural soundness. A detailed written report is given to the buyer with comments on any items found to need repair. Very rarely is a condition revealed that cannot be remedied. Just as important as the possible discovery of a defect in the property, the home inspection serves to introduce the buyer to the underpinnings of his new home and help him to know what kinds of future maintenance may be required. Education is a significant benefit of the home inspection.

A Radon Inspection
Many companies relocating employees do require a Radon inspection. You cannot see radon nor can you smell or taste it. It is a potentially cancer causing radioactive gas found in the earth's rock and soil. It is formed by the natural breakdown of radium (a decay product of uranium). It typically moves up through the ground to the air above and into your home through the following: cracks in walls, gaps in suspended floors, gaps around pipes, cavities inside walls or the water supply if you have a well. Nearly one out of every 15 homes in the U.S. is estimated to have elevated radon levels; and while radon problems may be more common in some areas, any home may be at risk. The only way to know for sure is to test. Sellers may decide to do a radon test before putting their home on the market or they may wait until the prospective buyer requests one. When the monitoring unit is in place for the test, it is important to keep windows and outside doors closed, except for normal entry and exit. If the test reveals a radon level 4 picocuries per liter or higher (a standard set by the EPA) then a second test will  be recommended. If the level remains elavated, it will be necessary to take action to reduce the radon level. The type of remediation will depend upon the design of the home and other various factors. It may involve a combination of sealing entry points and increasing air circulation.

The Termite Inspection
This report is commonly referred to as the termite report because the Subterranean termite is the number one wood destroying pest in the U.S. In our area, it has been said that there are only two types of houses, "those that have termites and those that will." Additionally, this inspection also checks for certain kinds of beetles, carpenter ants and wood rot. All of these, left unchecked, can cause extensive damage, sometimes of a structural nature, to a home. For this reason, a prospective buyer and his mortgage company need to be assured that there is no evidence of active infestation or structural damage from an infestation. Our contracts call for the seller to choose a termite company and to pay for the inspection. If you are under contract with a termite company they may agree to conduct the inspection at a reduced rate. The inspection for the purposes of a transfer of property must be done within a certain specific time frame depending upon the buyers' lender and the date of settlement. We will coordinate the timing with you. If an active infestation is discovered, you will be responsible for having it treated; the buyer may decline to take the house. If as a result of either active or past infestation, there is any evidence of damage at all, it will likely necessitate having that damage examined by a licensed contractor. If there is evidence of structural damage, it will need to be repaired. This cost is usually borne by the seller.

Well Water and Septic Systems
If you have a well and/or a septic system it will be checked by the buyer's inspector. It is recommended that a seller has their septic system pumped every three years and before the septic inspections are done. Various tests will be done to check the quality of well water. The standard tests are: Coliform, pH; Iron; Manganese; Harness and Nitrates. When the test results exceed the Board of Health standards, the seller will be required to correct the problem.

Asbestos, Buried Fuel Tanks and Lead Paint
These contaminates are red flags and potential buyers may be reluctant to consider a property until these kinds of problems are addressed. What course of action may be necessary depends upon the specific circumstances. It is your responsibility to begin by acknowledging the presence of any of these items.