Budgeting for Inspections

The most exciting days in any escrow are the first and the last; the day you hear your offer was accepted, and the day you get your keys! After that initial thrill of acceptance, the real work starts: INSPECTIONS!

This is a critical stage in the sales process, and it’s one that some buyers overlook when budgeting. You can easily spend $1500 on inspections! The first 17 days of a standard contract is your opportunity to bring in specialists and home experts to take a closer look at your home. There’s a wide range of inspections that you can schedule, but the three most common inspections are home, pest and sewer. These costs can add up, but each inspector brings a unique perspective to the table. Below is a list of common inspections, and their costs in the Sacramento area.

1. Home Inspection: Between $375-600

   • A home inspector is going to look at the home closer than you’d ever imagine. They will discuss your HVAC system, electrical outlets, code compliance and other safety items. They don’t just focus on needed repairs though - they also help you figure out how to properly maintain the home. They’ll show you the main water shut offs, discuss the electrical panels and much more. At one of my inspections, it was pointed out that a SMUD powerline was too low over a pool… that is definitely something beyond my own knowledge base!

2. Pest Inspection: Between $95-150

   • Pest inspectors have a more focused scope. They are looking for wood destroying organisms and water damage. They will point out dry-rot, termites and areas of water intrusion. They check for leaky faucets, staining from previous leaks and more. My favorite part: they also tell you how much it will cost to fix!

3. Sewer Line Inspection: $99-150

   • This involves a camera being put into the sewer line to investigate corrosion, root intrusion and potential blockages. This is an inspection that several clients have wanted to skip, but I highly encourage it. Replacements aren’t cheap, and it’s one of those problems that often won’t show symptoms elsewhere before completely failing. **Some home inspectors will do this as an add-on, which can be more cost efficient.

4. Pool Inspections: $180-300

   • If you’re buying a home with a pool, you may want to consider hiring a pro to do an inspection. They will look at your equipment, test the chemical levels in the pool, and advise on the overall safety of the pool. This can be costly, but it is generally well worth the expense.

5. Chimney/Fireplace Inspection: $150

   • Another inspection that gets overlooked, the chimney being inspected can be a critical safety item. A common finding in these inspections is cracks in the mortar. If these cracks are below the roofline, there is potential for heat to enter the attic and cause a house fire. If you intend on using the fireplace, get it inspected! As part of the inspection, the chimney is usually cleaned.. so it’s a win-win!

There are plenty of other inspections that you can do on a home, but the above are what I see most buyers focused on. They will give you some solid information to feel confident in what you’re purchasing, and potentially some great reports for leverage should you need to negotiate a credit.