To err is human . . . but don’t err on having your future home Inspected

 Mistake No. 1: Not having new construction inspected

Even experienced homebuyers sometimes make this rookie mistake. They assume that because a home has passed all local codes and ordinances, it must be in good shape. Don't be so sure. I have seen and heard of brand new homes that had just passed the final municipal and county building inspections. But when a certified inspector explored the crawl space beneath the house, they discovered someone had removed about 3 feet of the home's main support beam to accommodate duct work.

Thus the house was already beginning to sink in that area. The moral of the story: Don't assume your builder -- or the contractors -- did everything right just because the home passed code. An inspector is your last line of defense against major defects that could quite literally sink your financial future no pun intended.

Mistake No. 2: Choosing an inspector for the wrong reasons

When you choose an inspector, you're selecting the professional who will give one of your biggest investments a full physical checkup, just like a physician gives you a physical. You want to choose someone you know who is competent, thorough and trustworthy. Unfortunately, too many buyers just go with the cheapest inspection company or the one recommended by their Realtor, do you homework, this is usually your biggest investment!

If you want a referral from your real estate agent, ask for two or three different names, and then interview each one to determine who you feel most comfortable with. Always ask about licensing, professional affiliations and credentials, and whether the inspector carries errors and omissions insurance.

Mistake No. 3: Not going along on the inspection

The written report you get from the inspector doesn't give you nearly as clear a picture of the condition of the house as you might think. It has been shown that buyers who don't go along on the inspection can overemphasize minor problems, or worse, not realize how serious a defect is. You really follow along with the inspector; ask lots questions and REALLY LISTEN when he gives you his professional opinion on the house, villa or condo.

Mistake No. 4: Not following up on the inspector's recommendations

Sometimes, buyers don't follow up on items discovered in the inspection before they close. Like the man who didn't grasp that the carbon monoxide coming from his water heater was a big problem, you may not realize how much it will cost to fix a given defect. Often inspectors will recommend buyers get an issue evaluated further, but the buyers wait to do it until after closing this could yield more expensive than anticipated results. You should always get several estimates on repairs before closing, and you should feel comfortable calling your inspector to discuss these estimates.

Mistake No. 5: Expecting your home inspector to be a Clairvoyant

No matter how experienced or skilled your home inspector is, he can't see the future; they don’t have a crystal ball. I urge you to be realistic and cautiously optimistic many homebuyers think a system still has a few good years just because there aren't visible signs of malfunction at the inspection.

A home inspector can tell you that an A/C system like the one in the home you're buying usually only lasts 10 years, and yours is 11 years old. But keep in mind he can't tell you exactly when it will fail. That's when you need to follow up with people who know more about each specific system, they have the knowledge and skills to answer your questions.

The home inspector is hired by you! The inspector is there to give you an honest straight 3^rd party objective opinion about the property. They're paid to inspect, not to sell. So they're in a better position to be neutral and to be your conscious about additional cost you could incur in the future as a homeowner.