Yes... Heck Yes!! This is a large investment and you need to be protected! While inspections can not find everything, at least the larger more obvious problems can be uncovered. This is money well spent!
What is it... Really?
A home inspection is one of many tools used in the home buying and selling process to help you determine how the property compares to others. The inspection confirms or disaffirms your assumptions of the condition of the house.It is not for negotiating a fair price for the property, for that you use comparable properties. When you make an offer on a property, you do so assuming that what you see is what you get and that all the items listed as part of the home are indeed operational. If something that you expect to be in solid working order and it is not, it is only reasonable to ask that it be corrected or compensated for.
The converse hold true as well. Since you have looked at the home in detail before making an offer, you know the general condition of things like carpet and cosmetic features. The inspection is not a tool to renegotiate items that you were aware of already.
Items on the Seller's property disclosure should be taken in consideration with you offer and negotiate price unless the inspection uncovers additional or ongoing defects that were not outlined in the disclosure.
What about new homes?
New home should be inspected as well as a resale home. Theoretically there are county inspections but those are not thorough by any means and you do not know the skill level of the inspector. They only look for the most glaring code violations while a private home inspector will spending MUCH more time and be looking at the details. Choose an inspector who specifically does new homes and has a game plan. You can have just one inspection before closing but multiple inspections after foundation, framing, plumbing, electric, HVAC and after completion are recommended.
What type... How many?
General Home Inspection:
The general home inspector's job is to verify the homes condition and to flag conditions that are hazardous and items that are not fully operational. He is a generalist and is looking for conditions that would necessitate calling out a specialist in that area. Theoretically, you would hire a tradesmen in all the different areas of construction (heating/cooling, plumbing, roofing, appliances, carpentry, structural, etc.) but that would run into the thousands of dollars. Using a general home inspector, you only need to call on the specialist you need to evaluate specific conditions that were considered out of the ordinary.
Environmental:
Mold: Not included as part of the general home inspection, this is becoming one of the most common add-ons -- and for good reason. A positive for the most harmful mold and mildew types can pose a serious health risk for the home occupants. While the presence of some mold and mildew is ordinary, a finding of "Black Mold" (not to be confused with other types of mold that happen to be black in color) needs immediate attention. In general the largest concern is signs of mold in the attic and between the walls which indicates a much larger problem with house ventilation. Small colonies of general non toxic mold in a basement or crawlspace do not necessarily indicate a major problem and are in fact quite common.
Radon: This is a radioactive gas given off from decaying minerals. Radon is naturally occurring and common. It is only a problem when concentrated in an enclosed area with limited air flow combined with prolonged exposure. It is usually found entering through sump pits or French drains in the basement where the natural rock or dirt barrier has been penetrated by construction. Mitigation is accomplished via simple and relatively inexpensive ventilation procedures
Water, Well & Sewer: (Relevant for homes NOT on public water and/or sewer)
Bacteria - (pot-ability) This is the most important test. The water will be tested for a variety of organisms and bacterial hazards to make sure that it is safe to drink.
Minerals - This is NOT usually part of the "standard" water test ordered. This is additional testing that will test for levels of minerals like iron and calcium as well as water hardness and sulfur. While these are not generally considered a health hazard, they can affect the overall quality of your water and help to determine if any filtering or water treatment may be needed. Minerals can also effect your plumbing and appliances so it is something that you should be aware of!
Flow test (outdoor) - Many testing services only test outside the house. This is important because it will find problems associated with the well and the pump but make sure you also have the flow checked form the inside.
Flow test (indoor) - Testing the water flow at the taps inside the house can yield markedly different results than testing at the outside or at the well pump. This can determine if the plumbing inside the house is flowing the volume it should and make sure there are no stoppages between the well and the faucets. There may be no need for a specialists if the general home inspector has verified the indoor flow as normal. Note, not all general inspectors will cover this.
