In a purchase contract there is a contingency section that allows a Buyer to pay for any inspections they wish and negotiate any repairs they deem necessary. The Buyer may ask for repairs to be done, ask for money in lieu of these repairs, accept the property as it is, or back out of the contract completely. However what we are seeing in the current market is the Seller paying for an inspection prior to marketing the property (A "Pre-Inspection") and repair and/or note any defect that were noted in the inspection.
We believe a "Pre Inspection" benefits both the Buyer and the Seller because;
1) The Buyer is aware of defects that were noted in the inspection and may have added comfort as to the condition of the home. In addition the Buyer may wish to "waive" all inspections allowing them to "Close" on the property sooner.
2) By the Seller having the inspection completed prior to marketing the Buyer may wish to waive the inspection contingency. Regardless, there will be less surprises for the Seller, they can address inspection issues as they see fit, they can reduce time extensions and further price negotiations, and reduce the risk of loss of the entire transaction.
Often the Seller will find the pre- inspection insulting and petty as some inspectors will note cosmetics, age of systems and things that may one day fail as issues in addition to the more serious “safety” and “does not work as intended” issues. Furthermore, Inspectors should be licensed and insured so if they damage your home buy, for example disabling an outlet your freezer is attached to, ruining your food, you should seek remuneration from them.
Inspections do cost money and the cost of each inspection will vary upon the size and systems in the house, the inspector, and the inspection company. Please be aware inspectors are generally not “code” inspectors. This means that they are not verifying any portion of the property meets current building codes. Generally, inspectors only verify a system is “working as intended and safe.”
Furthermore, inspections are not warranties, but only an observation during “a snapshot” in time, meaning any system may not have a current observable flaw or may not operate at all in the future.
Atomic Realty, LLC and its Brokers and strongly suggest the Buyer(s) investigate and satisfy any concerns they may have of the property of interest during the inspection periods specified in the “inspection” section of the purchase agreement.
Atomic Realty LLC and its Brokers are not qualified to provide opinions regarding the structure, its condition or its visual or latent defects, or make any determinations as to the thoroughness and veracity of any inspection results or condition of any property.
Some inspections available.
Full Home Inspection:
State licensing began for home inspectors in 2020. This is a visual non-invasive inspection only verifying systems are “working as intended and safe.” But only during “a snapshot” in time, meaning any system may not have a current observable flaw or may not operate at all in the future. Other than removing covers the inspector does not dig up, disassemble, remove or damage any portion of the property. Inspectors will also not enter what they subjectively consider “unsafe” crawlspaces or unsafe roof conditions (snow, pitch, weather). Generally, quality inspectors will provide a written report, but no warranties implied or express are included. Cost $300 and up, depending upon property.
Wood destroying insect inspection:
This is a visual non-invasive inspection that may reveal evidence of wood destroying insects, such as termites. Common insects such as ants, roaches and spiders are not identified in this inspection. If the buyer is using a lender the lender will often require this inspection. Cost $100 and up, depending upon property.
Dry Rot Inspection:
This is a visual inspection that identifies decayed wood, usually from sun or fungi. This is not a mold inspection. Often this is included in the full home inspection report, ask your Full Home inspector if it is included. Cost $50 and up, depending upon property.
This inspection should be performed by a licensed roofing contractor who should be able to supply an opinion of the present condition and expected life remaining in the roof. Some roof contractors will provide a written report and may inspect by getting on the roof or using a drone for photographs. Inspections, as all other terms of a contract are negotiable. However. Most often this is a Buyer’s expense and cost $125 and up, depending upon property.
Sprinkler system / pond inspection:
This is a visual inspection of a Sprinkler system. If not precluded due to weather or other conditions the inspector will visually inspect confirm that the system is “working as intended and safe.” Other than removing covers the inspector does not dig up, disassemble, remove or damage any portion of the property. Home inspectors often can perform this service. This is usually an additional cost. Cost $50 and up, depending upon property.
Square footage verification:
The “listed” square footage is merely an approximation, often obtained from the county records, from previous sales or prior appraisals. If the buyer is concerned as to the accuracy of the square footage reported, they should seek out an independent professional to measure the property. Often a home inspector will be able to complete this service but usually at an additional charge. Cost $100 and up, depending upon property.
Pool / Spa / Hot Tub inspections.
This is a visual inspection of accessible pool / spa / hot tub components. If not precluded due to weather or other conditions the inspector will visually inspect confirm that the system is “working as intended and safe.” This is often a certification for a full home inspector or pool company. This is usually an additional cost. Cost $100 and up, depending upon property.
Sewer line scoping:
This is a visual inspection of sewer line using a scope camera, usually from the house “cleanout” to the street. Generally, this does not include the pipes within the residence. The buyer may request such an interior piping inspection. Some home inspectors offer this service as do some plumbers. This is usually an additional cost. Cost $100 and up, depending upon property.
Duct work inspection:
This is a visual inspection of duct work using a scope camera. Some home inspectors offer this service as do some air conditioning companies. This is usually an additional cost. Cost $300 and up, depending upon property.
Well and well water inspections:
If the property has a well, a well yield test, a potability, a nitrate test and a well equipment inspection may be desired or required by a lender. The transfer of any property with a well must meet the requirements of the New Mexico State Engineer. To understand these requirement the buyer should go to the office of the state engineer website https://www.ose.state.nm.us/ and verify what is required to transfer ownership of a well. Cost $200 and up, depending upon property.
If the property has a solid waste system (Septic) the sale is subject to the State of New Mexico Environmental Department and CANNOT BE WAIVED. Cost $300 and up, depending upon property.
Wood burning fireplace inspection:
Although the home inspector may visually inspect the fireplace you may wish to have a thorough evaluation by a company which specializes in fireplaces. Cost $200 and up, depending upon property.
is the only way to know whether your home has high levels of radon, a radioactive gas that can cause lung cancer over time. Some full home inspectors can provide this service at an additional charge. Cost $150 and up, depending upon property.
A Lead Based Paint Inspection
is a surface-by-surface investigation to determine whether there is lead-based paint in a home and where it is located. Inspections can be legally performed only by certified inspectors or risk assessors. Lead-based paint inspections determine the presence of lead-based paint. Not required inspection. However, A lead based paint disclosure is required on all homes built prior to 1978. Cost $500 and up, depending upon property.
In general, the role of an asbestos inspector is to conduct visual assessments to evaluate the presence, location and condition of asbestos-containing materials. The EPA requires inspectors to meet requirements of the Model Accreditation Plan, issued under the Asbestos Hazard Emergency Response Act of 1986. Cost $500 and up, depending upon property.
Essentially, a mold inspector "tests" the air or surface to find out what kind of mold exists and/or if the mold found is able to grow in the area tested. Cost $500 and up, depending upon property.
The following is a list of inspection companies that clients and customers have used in our area. Atomic Realty LLC does not make or endorse any company, nor does it allow any representative or other individual of our organization to make or endorse, any oral, written, visual, or other claim or other representation that states or suggests any level licensure or competence of any of the following companies or individuals. Please do your own independent information research as to license, insurances and other important information on any company to best meet your needs. 5-3-22
Assured Home Services
Gordon Stephens Home Inspections
The Founded Roof, Home inspections
Moya Home Inspection
Zsako Home Inspections Inc
A-OK Pest Control Inc.
1380 Rio Rancho Blvd. #313 Rio Rancho, NM 87124
Preventative Pest Control
5130 2nd St NW Albuquerque, NM 87107