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Purchasing a new home is stressful enough without further worry about the condition of the property you're buying. The cost of an inspection (paid by the buyer) by a professional is minimal when you consider all the knowledge you will gain about your new home - average price for a $150,000 home is in the range of $225. Most Realtors strongly recommend that a buyer obtain a home inspection on all resale properties and home inspections are also available for new homes.

The home inspection is not the same as an appraisal. The inspection is meant to evaluate the major structural, mechanical and enviromental condition (not the market value) of the property. The inspector's findings will be based on observable, unconcealed structural conditions. The inspector will not normally guarantee or warrant the condition of the home.

The professional home inspector has been trained thoroughly and is fully educated regarding the various plumbing, electrical, and building codes in the counties he works. A home inspection will encompass all the following:

Exterior walls, roof, driveways, patios, porches, decks, and fences
Foundation, sub-flooring, attic and crawl spaces
Interior walls, ceilings, floors, doors and windows
Kitchens, baths, and appliances
Plumbing and electrical fixtures, lines, switches and receptacles
Heating and air conditioning systems, insulation, vents and ductwork
Water heaters, fireplaces and chimneys
Gutters and drainage
Estimated life/replacement costs
Component and system maintenance guidelines

Every inspection should include a written evaluation of all of the foregoing. The report will not include a recommendation as to whether or not you should buy the house, nor will it evaluate the purchase price. If major flaws are uncovered, it should give you some idea of what it will cost to repair or replace the problem.

A reputable home inspector will never offer to perform needed repairs and should not refer you to a contractor to perform such repairs.

The report may identify problems before you purchase a home to prevent unpleasant surprises later. And will make you feel confident about going ahead with the purchase.

In Kentucky, a home inspection is a contingency in the contract (usually for 7-10 days). The buyer will remove this contingency assuming he gets a satisfied home inspection report. In the case of problems, the buyer (through an addendum written by the Realtor) may ask the seller to repair/replace certain items. The seller may then agree or disagree. Sometimes the seller agrees to repair/replace some things, but not others. The buyer may then accept what the seller will do and remove the contingency. If the buyer doesn't accept the seller's response, then the contract could become void.

Your Realtor can give you names of several reputable home inspectors in this area.
Click here for more information about hiring a home inspector

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Disclaimer: All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. Listing(s) information is provided for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information on this site was last updated 07/31/2010. The listing information on this page last changed on 07/31/2010. The data relating to real estate for sale on this website comes in part from the Internet Data Exchange program of Southern Kentucky MLS (last updated Sat 07/31/2010 7:00:45 AM EST). Real estate listings held by brokerage firms other than RE/MAX Real Estate Executives may be marked with the Internet Data Exchange logo and detailed information about those properties will include the name of the listing broker(s) when required by the MLS. All rights reserved. --
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