Inspection / Warranty Information:
Talia Freedman and Co. and it’s Brokers strongly recommend Buyer satisfy any concerns as to the condition of the Property. Buyer is urged to seek qualified inspectors and companies who are duly licensed as appropriate. We encourage you to attend each inspection if schedules allow. Brokers often do not attend inspections so as to allow the Buyer to communicate clearly and directly with the inspector and to avoid the Broker inadvertently being treated as an intermediary. That said, if you want your Broker to be present at any inspections please let them know and they will be happy to attend if schedules, public health orders, and inspectors allow. Whether Broker is present or not, or whether you attend or not, please plan to review the reports thoroughly yourself (and with your Broker as needed) before deciding on next steps. Your Broker is here to support you through this process in whatever way makes you most comfortable and confident. If the seller or listing broker is going to be present, then your Broker will make every effort to be there as well.
The following inspections are available though Buyer understands this is not an exhaustive list. Other inspections/warranties may be available not listed below or which may not be known to Broker. If Buyer wishes to purchase any inspection/warranty, whether or not listed below, that information should be brought to the attention of the Broker at the time inspections are ordered.
NOTES:The following costs are approximate. Items inspected will vary depending on the inspection company. Inspectors do not check code compliance though they may comment if they become aware of a specific issue. There may be unknown conditions which may not be revealed or be able to be revealed through the inspection process. No warranties are expressed or implied with any inspections unless otherwise noted by the inspector directly. Some of the below MAY be done by the same inspector, but many are done by different inspection companies or different people within a company.
STRUCTURAL INSPECTION: This is a visual, non-invasive inspection which typically includes the foundation, floor structure, wall structure, columns, ceiling structure, roof structure, attic, basement, and crawl space. This inspection is usually done by a licensed structural engineer. Usually done by someone other than the Full Home Inspector. Things to watch out for which may indicate the desire for a Structural Inspection include sloping or cracked floors, cracks in walls or ceilings, moving to settling of extrior slabs, or advanced age of a house. COST: $500-8750
FULL HOME INSPECTION: This is a non-invasive inspection. This type of visual structural will also look at many of the same things as the inspection above, but the inspector is not a structural engineer. The following items are also a part of the Full Home Inspection: electrical, plumbing, heating/air conditioning, built-in appliances, windows/doors, fireplaces, grounds and drainage, roof coverings, windows/doors, and a room by room review. Safety checks are also typically performed for carbon monoxide, gas leaks, smoke detectors, and garage door opener safety. The inspector does not look into walls, under carpets, take apart equipment, or move items for access, nor do any inspectors on this look consult or advise on code. COST: $350- $500
on this look consult or advise on code. COST: $350- $500
SEWER LINE SCOPING: This involves a camera scoping of the sewer line from the house/clean-out to the street or to the septic tank. No sewer/waste pipes in the house are inspected. A written report and video are usually provided. Usually done by someone other than the Full Home Inspector. Things to watch for include slow running drains, inferior or old materials including orangeburg, cast iron or clay. Also, depending on the area, you own the sewer line from the house to the middle of the street.
If you are buying a house with a septic tank (see section below), you might also consider getting a sewer line scoping of the sewer line from the house to the septic tank. This is a section of the system that is NOT covered in a septic inspection. Similarly to the sewer line on a house with “city sewer” the line can have roots, cracks, defaults or be made our of an inferior material that could impact the whole system. COST: $150 – $350
SEPTIC INSPECTION: This includes pumping the septic tank and performing a visual inspection. In most cases this is required to be completed before a property can be sold. This is often the only inspection done to the disposal system of a house which has a septic tank, but sometimes a buyer does choose to also get the above sewer line scoping from the house to the septic tank. If you are purchasing a property in Bernalillo county with a septic system, Buyer is required by County Ordinance to obtain a copy of the inspection permit or obtain a new permit. Buyer is encouraged to read the Septic info sheet provided by the Broker. Done by a septic company. Note: A passing septic inspection does not guarantee the age of lifespan remaining of a system. Buyer should discuss these concerns, if any, with the inspector. COST: $500-650
ROOF INSPECTION: Performed by a licensed roofing contractor to reveal the present condition of the roof. Often buyers rely on the full home inspection to initially advise on the condition of the roof and then request a roof inspection or estimate afterwards if there are specific concerns raised. However, it can be very difficult to tell the condition of a flat, tar and gravel or “torchdown” roof and some buyers choose to get this inspection at the same time as the Full Home. Often finding a roofer to complete the inspection can be difficult and this decision needs to be made with as much notice as possible. Sometimes getting a “Free estimate” on any “recommended repairs” from a reputable roofer can be a secondary way to go. COST (If possible): $125 – $200
ELECTRICAL INSPECTION: Performed by a licensed electrician to look at the overall electrical system of the property and answer questions that might not be addressed in the full home inspection such as the number of amps in the “service” to the house in comparison with the amps included in the electrical panel. Finding an electrician to complete the inspection can be difficult and this decision needs to be made with as much notice as possible. Sometimes getting a “Free estimate” on any “recommended repairs” can be a secondary way to go. COST (If possible): $125-200
DUCTWORK SCOPING: This is an inspection of the accessible heating and air conditioning in-floor ductwork by use of a camera. It usually includes a written report as well as a video of the inspection. This inspection is only available for in-floor ductwork in a house that’s on a slab and is highly recommended for houses with this festure. If ducts are in a crawlspace or attic they usually CANNOT be scoped as the material used is highly susceptible to damage from the camera and the outdifr og the ductwork should be visible by the Full Home Inspector if the attic and/or crawlspace are accessible. The full home inspector will also check the airflow of each register. Things to watch out for are sonotubing, separations, or collapses of the ducstwork. COST: $150 – $300
PEST INSPECTIONS: A Critical Pest Inspection is a visual inspection that may reveal signs of infestation of wood destroying insects (termites, carpenter ants…) as well as wood destroying organisms (dry rot). The inspector does not look into walls, under carpets, take apart equipment or move items for access, nor are the inspections designed to inspect ductwork or attics. This is different from a Termite and Dry Rot inspection which only looks for those two items and is usually in the lower of the cost range. COST: $85-150
WELL AND WELL WATER INSPECTION: If the property has a well, a well equipment inspection and water potability tests are available and recommended. A water potability test may be required by your mortgage lender. Buyer is encouraged to read the Well info sheet provided by the broker. Well Equipment Inspection (Pump, Pressure Tank, Lines, Well Yield Test) Note: A passing well inspection does not guarantee the age of lifespan remaining of the parts of the system. Buyer should discuss these concerns, if any, with the inspector. COST: $400-600
Well Water Potability Tests (may include eColi, arsenic, and coliform) COST: $100 – $300
May reveal conditions which may be hazardous to human health.
RADON: A natural gas which comes out of the ground from the decomposition of granite. Radon can become trapped in the house, crawlspace or basement and is a known carcinogen according to the EPA. An air quality test can be completed (often by the Full Home Inspection company or by an environmental company) to determine if the levels are within the EPA guidelines which state a maximum level of 4.0. That said, other people and professionals feel that anything about 2.5 should be considered for remediation. Since the EPA limit is 4.0 most sellers are unwilling to remediate any levels lower than that but you might decide to remediate for yourselves in the future if the levels are between 2.5 and 4.0. There are also long term detection devices that can be ordered by a homeowner to test the levels over a month or longer to determine if remediation is warranted.
There are some areas where radon is known to be high, but there are also small pockets here and there which have high radon. If you have any concerns about this, it’s worth it to get it tested. If a test comes in high it’s often recommended to get a second test to verify or average the results and then determine if remediation is needed.
Note: Radon inspections require the evaporative cooler to be shut off, windows closed, and fans not to be in use the ENTIRE TIME for the test. It is not realistic to expect someone to keep their cooler off in the heat of the summer. If the house is occupied and has evaporative cooling AND the weather is very hot, you might NOT be able to get a radon test completed without the seller having to vacate the home. Some sellers are unwilling to vacate at all or expect to be “put up” in a hotel if needed.
LEAD BASED PAINT: Used in mostly commercial paint up until the late 1970’s and a little bit into the early 1980’s. Sometimes commercial paint ended up inside residences. The buyer may elect to get a Lead Based Paint test on any house but in particular on houses built before 1979. Usually performed by a company that specializes in environmental testing. COST: $650 and up.
ASBESTOS: Used in ceiling texture (commonly known as “popcorn” ceilings), ceiling and floor tiles, ductwork and insulation (including wrapping on ductwork and loose vermiculite), throughout the 1950’s and 1960’s and into the 1970’s. If asbestos is found, careful research should be done regarding if it is best to remediate the material or encase it. There are many resources available online and in particular on the EPA website. Usually performed by a company that specializes in environmental testing but sometimes can be done by a full home inspector. If the house you are purchasing was built or remodeled during this timeframe, it’s important to assess if you feel this is needed. The Full Home Inspection will often call out “possible asbestos” in the report, but the timing can then make it difficult to get the testing done in a timely manner and within your contract deadlines. COST: $250-$650
MOLD: An air quality test can be done in any house to determine if there is mold. Mold is everywhere, so when conducting a test, the inspector takes air samples from outside as well as inside. The comparison between the inside and outside samples will help determine if the types of mold in the house are due to another cause which should be investigated. Further, the results of the test will describe the different types of mold and if remediation is recommended. Some buyers get this test along with their other inspections and some wait to see if there are any mold-conducive conditions discovered through the home inspection process. If conditions are found during the home inspection (in particular, if a substance is seen that is suspect) often swab samples can be taken in addition to or in lieu of air quality tests. COST: $200-500
OTHER INFO AND POSSIBLE INSPECTIONS:
POOL/SPA/HOT TUB INSPECTION: This is a visual inspection of the system and equipment. Due to the nature of the components, and/or weather conditions, it may not be possible to inspect the entire pool/spa/hot tub structure or equipment. They are not used to doing inspections for real estate transactions, so availability may be an issue. COST: $300 and up.
SPRINKLER SYSTEM INSPECTION: A full home inspections does NOT inspect sprinkler systems. If this is important to you we may want to have a sprinkler company come out and check the system if possible. Like evaporative coolers, this likely cannot be done during the coldest months of the winter. Please let us know if this is important to you and we can call a couple of companies and see if anyone has any availability. They are not used to doing inspections for real estate transactions, so availability may be an issue. COST: UNKNOWN
SQUARE FOOTAGE/FLOORPLAN: The MLS listing contains approximate square footage and Broker cannot guarantee accuracy. If square footage is a material consideration in this purchase, Buyer is advised to pay for a professional floorplan. This can take a number of weeks to schedule, so you MUST advise your Broker as soon as possible if you would like a floorplan completed. COST: $125 – $350
HOME WARRANTY CONTRACT: Provides limited coverage (typically one year) and for limited components of the property. Each provider varies as to specific coverage, exclusions, deductible, and service fees. Home warranty companies often do not cover flat roofs (common to New Mexico) and might have other exclusions based on age of the item or other factors. It is important to read the coverages carefully before selecting a home warranty. Some Full Home Inspection companies also provide a home warranty if desired. You will see this referenced in their inspection report. Some warranty companies do not require an inspection and can be purchased separately from the full home inspection. Buyer should review sample contracts and/or speak with various Home Warranty providers as needed to make an educated decision.This does not have to be decided at the same time as the
rest of the inspections. COST: $400-750
The Brokers in this real estate transaction are not qualified to give opinions about anything to do with the structure, condition, mechanicals, or any defects that may exist, either visual or latent.
No matter how thorough the inspections, it is our experience that each home inspector will view a property slightly differently and not all defects can or will be found. The purpose of inspections is to give you an overview of the condition of the property and not guarantee everything is in perfect working order. Additionally, certain weather conditions may prevent a thorough inspection of some systems without causing damage to those systems.
Talia Freedman and Co. and it’s Brokers have no affiliation with any Inspection companies and has not verified that they are each licensed. However, full home inspectors ARE required to be licensed in the state of New Mexico. As far as we know all of the companies we have worked with in the recent past employ licensed professionals but we have not verified with each of them. Your Broker may provide a list of inspectors, insurance brokers, or other professionals to assist in the purchase of the property. These are provided as a convenience to the Buyer and do not constitute a warranty, guarantee, recommendation or representation of the quality or accuracy of work to be performed. You are strongly encouraged to do your own research to determine the best fit for your needs. We are happy to work with any inspection and/or Warranty companies you select. It is your responsibility to get answers to any questions you may have and become familiar with the services your inspection company provides. After you have decided on inspection companies, we would be happy to schedule the inspections for you.
It is your sole responsibility to determine the condition of the property and to rely exclusively on the information obtained from sources of your choosing and not the opinion(s) of Talia Freedman and Co or it’s Broker concerning the quality or physical condition of the property, as this is outside of the expertise of the Brokers.
NOTE ON WAIVING INSPECTIONS:
It is the recommendation of Talia Freedman and Co and all of it’s Brokers that you complete inspections on any property on which you have a contract. If you choose to waive any or all inspections, it’s important to understand the risks associated with not inspecting the property. Some people feel comfortable with this and some don’t, The vast majority of buyers DO get inspections done and out of the hundreds of homes we’ve sold, only four or five buyers have waived inspections altogether.