It is estimated that 90% of Maryland and Virginia home purchases involve a home inspection. That is surely true for home owner occupancy buyers. Investors do not always have inspections because they use condition as leverage for negotiation. But, the average Maryland and Virginia home buyer is looking for a home and doesn't want to buy a lot of defects and repairs. So the home inspection becomes very important.

Your Homefinders.com buyer's agent will look carefully at any home you consider to buy. However, we are not home inspectors and cannot inspect the heating, cooling, electrical, plumbing and structural components of a property. So, a home inspection is the usual solution. Home inspectors will determine the age, condition and working condition of the systems covered and give you a written home inspection report. This report will be used
to request repairs or compensation for defects by or from the seller. Homefinders.com considers the home inspection a very serious procedure and uses the home inspection report along with the Property Condition Disclosure to help you decide whether to buy or not to buy a particular property.

Question: My dad says that I must have a home inspection on the home I wish to purchase. Is it required?

Answer: Not required, but definitely recommended. Only experienced home buyers should assume the financial responsibility for a property worth THOUSANDS of dollars without an experienced home inspector, builder, etc. giving an inspection and evaluation of a property.

Question: Can I have a home inspection before writing a contract?

Answer: Not usually. The home inspection is usually a CONTINGENCY on the contract,
meaning that if the home inspection is not satisfactory, you do not have to continue with the
purchase and your earnest money will be refunded.

Question: Does the seller have to make repairs for defects identified by the home inspector?

Answer: No. Maryland and Virginia real estate is sold "as is". However, the contract provides that systems, heat, cool, electric, plumbing, etc. must be in operating condition. When a home inspector identifies defects, a Home Inspection Notice will be prepared by your agent and presented to the seller. The seller will agree to make all repairs requested, some repairs requested or no repairs requested. Then it is up to the buyer whether to continue with the purchase. This applies to major defects and not minor or cosmetic matters.

NOTICE: Maryland and Virginia real estate is sold "as is". However, serious or material defects must be disclosed by the seller in writing and by the seller's agent if they know of the defect. Most sellers are aware of this requirement and do not try to hide defects. But, in the rare cases when the seller, with or without the listing agent's knowledge does try to hide defects, a good home inspector will identify the repairs needed.

Question: I like the house, but the carpet in the living room is very soiled. Can I require that the carpet be replaced.

Answer: This scenario is encountered many times by our agents, especially when showing older homes or homes where pets or young children live. However, as stated above, while the carpet may be soiled, there are several considerations.

1. The list price of the home may have been discounted for condition.
2. The appearance of the carpet is considered a cosmetic matter and not a cause to cancel a contract.
3. Since carpet condition is not covered as a material defect, unless replacement of the carpet is written as a condition of the contract, the seller does not have to replace it.
4. It isn't advisable to ask for cosmetic repairs of a seller because the buyer may not like the seller's selection of carpet material, color, etc. Since the buyer does not yet own the home, it is not really the buyer's call to determine how the seller replaces the carpet even if they were to agree.
5. Our experience is that if a carpet is in serious condition, it should be replaced before the house is put on the market.
6. If the carpet is in poor condition, the buyer may include a credit to be paid by the seller at settlement. Any credits from seller to buyer should be approved by the lender to make sure that the amount is within the buyer's loan limits for closing help.

The matter of credits for repairs is serious and experienced agents can determine on a case by case, how to handle it. Homefinders.com agents will advise you about repair credits.

Question: The house has a very old and worn roof. The home inspector says that it is "beyond it's useful life". Doesn't the seller have to replace the roof?

Answer: No. The seller does not HAVE to replace the roof. If the roof is leaking, the seller must repair it so that it no longer leaks. If the roof isn't leaking, then it is doing what it was intended to do, stop water penetration. HOWEVER, a roof replacement can be written in the contract as a condition of purchase. If the seller refuses to replace the roof, the buyer can then decide whether or not to buy the house. It is advisable to consider future repair costs when deciding what to buy. Too often, home buyers expect a resale home to be put in new home condition by a seller. On the other hand, a smart home owner will keep their home in good repair to protect their investment. Good advise for buyers and sellers.