I've had several people ask if they should have a foreclosure home inspected. After all, they say, the seller will not pay for any repairs, so what's the point in getting a home inspection?
The point, of course, is to have a good idea of what you are getting yourself into! The fairly recent development of the market in which sellers pay for or correct deficiencies identified in the home inspection should not be the main reason a buyer gets an inspection. Yes, the inspection generally pays for itself several times over, but you can also look at it another way: spending a few hundred dollars can save you thousands of dollars (and lots of headache and stress) by uncovering some serious issues with the home.
In Louisville we've seen a pretty steady rate of HUD and foreclosure homes. It's not nearly as bad as the nation at large, but it's a significant number. Many of these homes are bought by investors seeking a good deal, but quite often they are bought by people who are looking for an entry-level home they will put some work into and improve over the years.
I will lump "vacant" homes in this same category, although foreclosures/HUDs are usually in much worse states due to neglect. However, a home that has been vacant for a substantial amount of time, particularly an older home, is prime for some of the following potential problems:
- plumbing leaks. When the plumbing is not used on a regular basis, drain lines dry out. Once you get back in the home and start using the plumbing, dried sediment can come loose and clog the lines. With PVC, joints can dry out and begin leaking. With supply lines, weak points that did not leak previously can begin to weep or leak. The point is this: be prepared for some leaks and/or clogs when you move into a home that has been vacant for an extended period. This is especially true of older homes. The home inspector will run lots of water in an attempt to identify any active leaks, but the fact is that some of those issues simply won't be present until the plumbing is used on a frequent basis.
- heating and air conditioning problems. This is usually a more long-term impact and stems from a system not being maintained. Always, always, always (here, I stamp my foot) get the system cleaned and serviced. More than likely the filter has not been changed regularly, and small issues like replacing a capacitor that is out of tolerance (costs less than $200) can save you from replacing a blower motor and even an entire system (several thousand dollars).
- roofs. It's an oddity to me, but homes that are vacant seem to have more roofing leaks than lived-in homes. Always keep an eye on the ceiling for even a remote sign of a stain, and get it corrected immediately. The home inspection should be able to identify any staining present at the time of the inspection, and DO NOT let those items slide.
In summary, you can save yourself quite a bit of money by getting a good home inspection, whether it is on a HUD, foreclosure, or vacant property. HomeTeam is the only company in Louisville to bring a team, including a licensed heating and air conditioning company, to each inspection. That saves you hassle, headache, and money in the long run.
