How do you know the home you’re buying is.. well… good? We all know we’re supposed to buy a home with good bones. But, in all my years as a Realtor helping hundreds of families, I’ve never seen a house bone. I’ll be real, I’m not sure a house HAS bones! I can’t rule it out though. Too many people seem to think they have bones for it to be wrong!

This house kinda looks like bones!

So, when trying to find a home with good bones, what kind of doctor do you go to to test the quality of the bones? Well, we call those people home inspectors. And they have a really important job when you’re trying to purchase a house.

In this article, we’re going to review the inspection period as well as the home inspection and all that comes with it! Whether you’re a buyer looking to learn more, or a seller trying to understand a little bit more about being on the other side, you should get something out of this.

You’re under contract!

Aside from “you’re clear to close” being under contract is one of the greatest lines in real estate. It’s one of excitement and glee! Especially if you haven’t ever been under contract before. But, it also sets into motion a chain of events that, hopefully, will permanently alter your life. But, before you buy the home, you have to make sure it’s worth buying — and that’s where the home inspection comes in.

In Florida, the inspection period starts immediately when a contract becomes “executed”. That’s just a fancy term to say, the contract is binding on the parties involved and it’s officially official. How long it lasts is a point of negotiation, but I usually see anywhere from 5-10 days on average. This period is the time for the buyer to conduct their due diligence. Due diligence is just a fancy way of saying go get a doctor to check the bones.

Types of Inspections

Most home inspectors have three main products they sell

1. The actual home inspection which runs $250-750 depending on the inspector and the size of the home. This is where they open every window, flip every switch, and overall try to find reasons for you not to buy the home.

2. A wind mitigation report which is something you can provide to your insurance company for a potential discount on your home

3. The 4pt inspection - which is a certification of the home inspector of what the four major components of the home are — roof, electrical, plumbing, and HVAC. The insurance company uses this as part of their underwriting process on nearly every home older than 20 years.

Some inspectors have add ons like wood destroying organism reports (required for a VA, sometimes referred to as a termite inspection) or mold. But mainly, they make their living selling those three products.

However, depending on the home, other inspections may be necessary. If the home has septic, you may want that done - and if the home inspection finds some items of concern, it might benefit you to get a specialized contractor. If the inspector says the flashings around the chimney might be past their usable life, it’s probably worth getting a roofer out there to confirm that - whether you’re a buyer or a seller. Electrical, plumbing, pools, and air conditioners could all need a second opinion. But every home, and every situation is unique.

What if the home has bad bones?

It happens. As a buyer, you have an important decision to make. Sometimes negotiations happen over items that come up during the inspection period. Maybe there is a leaky pipe, or the roof wasn’t in as good of condition as we had hoped. Just know, in Florida, while in that inspection period, you’re protected under an inspection contingency giving you an option to exit the contract! You can check out the exact verbiage below:

One thing that both buyers and sellers have to understand is that every buyer is unique and has their own risk tolerance and how much risk they’re willing to take. Sometimes that risk can be mitigated (that’s where you might see negotiations happen and repairs or credits are issued), sometimes the risk can’t be mitigated (and the buyer backs out). C’est la vie! As a buyer, you start the process over. As a seller, you go back on market.

When it comes to negotiating inspections, it’s one of the reasons people call me in the first place. Trust is a huge deal in this industry. And Kilted Team is synonymous with trust.

Get the inspection

This is so important it gets its own headline. Get the inspection! I have some I recommend, but ultimately trust who you pick. There are certifications inspectors can get - ASHI and InterNASHI are both organizations that issue them (kind of like certifications Realtors get with their local Realtor board). And home inspectors are required to be licensed in the state of Florida - which you can verify on DBPR

But whatever you do GET THE INSPECTION! If my clients don’t get one, I make them sign a document saying they’re going against professional opinion and they understand they may be plagued with problems and repairs on the home that they may have otherwise known about. Yeah, I make ‘em sign that because it’s that important.

No bones about it

Buyers and sellers have similar and opposing goals. Both want the house to transfer title, so there is a common goal. But buyers want to pay the least, and sellers want them to pay the most. That’s why advocacy is so important. However, anytime you’re negotiating on a home - whether over price or inspection items - find the common ground first and work from there. And most importantly, remember it’s just a house. It’s a collection of sticks and stones sealed with fancy glue. Houses are built; homes are made. Keep emotion out of it because it’s not your house. Make sound judgments. You may end up walking away from a house you really loved. But you may also be walking away from a deal that was going to cause you stress and heartburn.

Home inspections are an integral part of the home buying process. And while your home inspector may not be an actual doctor, they can be a really good way to diagnose whether or not your house as good bones.

If you’re looking for help buying or selling real estate in Central Florida, be sure to reach out! With over 7 years, hundreds of families, and over 50+ reviews of happy neighbors, The Kilted Team has a history of white-glove service and exceeding expectations. Reach out! I always have 15 minutes to be nice.

If you want to see what I’m all about without any of the hassle of talking to me, be sure to join the Easy Living in Seminole County Group! A Facebook group I created with monthly meetups and an active community of over 1600 Central Florida residents.