You think you found the home of your dreams, and you are ready to make an offer. Nothing appears wrong; everything looks, sounds, smells and feels right. You are excited about making things happen quickly, so you can close and move into your new house.

Whether your home is new or used, a contractor inspection is like a guarantee on your home. An inspector will check:

1. The heating/air conditioning system will be reviewed to ensure it is properly functioning and connected properly.
2. The plumbing will be checked to make sure there aren't any broken or leaking pipes. The toilets, the drains, and showers/tubs are checked for leaking, proper water pressure, and drainage.
3. The hot water heater is tested to make sure it is working properly and the heating elements are working to heat the water. The temperature of the hot water may also be adjusted so your family will not be burned by scalding, hot water.
4. The electrical system is tested to make certain the breakers are fully supporting the electrical lines throughout your home. An inspection will also reveal outlets or lines that may not be functioning properly and could lead to a possible fire.
5. The roof needs to be inspected to make sure it is safe, sturdy, and able to handle snow, sleet, rain, and hail without leaking, bending, collapsing, or blowing away in a strong wind. The gutters, and downspouts are also checked to be sure they are working properly to keep the roof clear.
6. The floor is reviewed to make sure there aren't any holes, weak spots, or water damaged areas. The floor needs to be stable in all areas.
7. The foundation needs to be checked for cracks, water seepage, or instability. If the foundation is cracked, the home will not be level.
8. If there is a septic system, it needs to be located to make sure it isn't too close to the well, or water lines coming into the home. The septic system also should be checked to make sure it is functioning properly, isn't producing an odor, and isn't backing up into your home. The septic system needs to be large enough for your family size. Sometimes sellers will neglect their septic system because they felt it was functioning well.
9. The well/or water lines into the home need to be checked to make sure the piping is up to date. The water table in a well is checked to let you know how much water you have, and the pressure you will have in the future. They will also test your water for minerals and bacteria. It is very important to know what is in the water your family will be using.
10. Radon levels will be tested inside your home to make sure the levels aren't dangerous. Radon is a gas omitted from radium. Radon has been linked to causing lung cancer.
11. Asbestos within the home is very dangerous and can cause a condition called Mesothelioma. The inspector will make sure you don't have to worry about asbestos in your home.
12. Lead in paint, pipes, or in your home can cause serious illness, retardation, or other disorders. It is very important to make sure your home has a very low lead level for your family's health and safety.
13. The walls will be inspected for water damage, bowing, holes, cracks, and over-all stability. The walls are just as important as the floor, foundation and roof.
14. Doors and windows are inspected for many reasons. Can they be opened in case of a fire? Do they open easily? Do they need replacement? Do they have cracks? Are they broken? Is there insulation around the doors and windows?
15. Porches should be checked for rot, loose railings, and damage.
16. Driveways and sidewalks are checked for cracks, heaving pavement, crumbling near edges, and stains.
17. Garage needs to be inspected for exterior in good repair; condition of floorcracks, condition of door mechanism, and stains.
18. Siding of the home needs to be checked for dents or buckling.
19. Basement needs to be checked for water leakage and musty smells.
20. Insulation needs to be looked at for condition, adequate rating for climate (the higher the R value, the more effective the insulation is).
21. Attic is looked through for water damage and ventilation.
22. Exterior bricks are checked for crumbling, cracks, and mortar separation.

Remember, when you get a contractor inspection, you are giving yourself some protection. If something goes wrong in your home after you move in, you may have recourse against the inspector. If you still want the home despite its problems, the inspection gives you the power to negotiate a better deal, and receive money for repairs in closing.

If the seller provides their own inspection report, you should still get your own done. Choose your own inspector. It is very important for you to have the home inspected, regardless of the cost. The cost is typically under $400 and will save you many years of worry.

Even new homes of new construction can slip through the cracks. Contractors and construction personnel can make mistakes while building. There are time constraints, and many contractors have to work in the rain, thunderstorms, and in extreme weather conditions. They are only human, and make mistakes. Without your own contractor inspection, buying a new home can be just as bad as buying an older home.

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