Before you buy a house--even if it looks perfect--it's wise to hire a licensed home inspector to make sure everything's all right. Inspectors vary in their procedures, but many prefer to start with a home's exterior. For example, an inspector will look for structural cracks around the foundation of the house, proper ground slope to carry away rainwater, good crawlspace ventilation and good vinyl-siding adhesion. Landscaping and shrubbery are checked to determine whether they're in good condition and aren't damaging the house. An inspector might discover such imperfections as cracks in the driveway (figure A), but they won't necessarily affect the evaluation. Such imperfections are often merely cosmetic rather than structural. Inspectors will examine gutters and shingles for hail or wind damage and check whether they're attached properly (figure B). The gutters must flow away from the house properly, and the downspouts should be clear of debris. Outside spigots are examined (figure C) to make sure the water pressure is correct. If the pressure is too high it can damage appliances. Deck boards and exterior wood surfaces are examined for damage or decay. Peeling and chipped paint (figure D) may indicate moisture problems, but if the wood underneath is still solid, a new paint job may be all that's required. The cover of the circuit-breaker box is removed (figure E) to check whether breakers and wires are properly matched. The service capacity of the box must be large enough for the house. The automatic garage-door opener is checked for proper operation and safety--including the reversing mechanism and the electric eyes (figure F). Inside the house, the inspector will turn on all the appliances to imitate living conditions. The stove, oven, microwave, dishwasher, garbage disposal and any other appliances are checked to make sure they're in good working order. The inspector will check water faucets for leaks and flush all toilets to be sure of proper operation. All of the electrical receptacles throughout the home will be checked (figure G) to determine whether they're wired properly. The interior and exterior lights, ceiling fans and gas logs will also be tested, and the heating and cooling system will be checked with a special thermometer that measures the temperature at the registers. The inspector will examine the chimney, flue and damper, as well as all smoke detectors, to make sure the house isn't at risk of fire. The inspector will check all of the doors and windows to make sure they function correctly. All of the locks must work properly, and exterior doors should be properly sealed against weather. Although you can find a home inspector by looking through the phonebook, check with friends, relatives and your realtor first to get a good idea of whom you should or shouldn't hire. If you can't get any recommendations, ask the inspector for references. A typical home inspection should last two or three hours and will probably cost $200 to $300, depending on the size of the house. Ask for a written report of the results, and ask the inspector to walk you through the home and discuss its good and bad points.
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