Home Inspection Options in Real Estate Purchase and Sales Contract

December 11th, 2007 categories: Home Buyers

In Connecticut, our Real Estate Purchase and Sales Contract gives buyers the option of choosing to have a home inspection performed. The form used in most of Connecticut (Hartford, Middlesex, New Haven, Windham, Litchfield & New London counties) not only gives the option of a general home inspection, but also allows the buyers to perform several other inspections.

These tests are not normally performed with the home inspection; they are considered additional and also have an additional cost. As a buyer, you need to determine which of these tests are worth the expense for you. Here are some things you should consider.

Termite/wood destroying insect-This test is performed by a licensed pest inspector and the fee is approximately $125-$150. The inspection covers carpenter ants and bees, termites and wood booring beetles. In my experience, 75% of houses I’ve sold have had active or evidence of prior infestation of termites, carpenter ants or bees.

Lead - We’re hearing a lot about lead in toys but there are other sources of lead that may already be in your home. Lead was used in water pipes in homes until the mid 1980s. If a home was built before 1978, it likely has lead paint in it. The problem with lead paint is when it begins to deteriorate, creating chips or dust. The other issue is when people are renovating, possibly sanding and distributing lead dust throughout home and into soil.

The concern is greatest for children under 6. For more information, visit the EPA’s website. As a buyer, you are required to acknowledge that you received a booklet advising you about your risk for lead. Testing is pricey, around $350 - $500. Remediation is very expensive, costing about $10/square foot.

Radon - Radon is a naturally occurring gas that can enter homes through air and through water and is known to cause lung cancer. There is no known “safe” level of radon but the levels of radon can be reduced. Radon occurs throughout Connecticut. f you have public water, your water supplier can tell you what the levels of radon are in the water. If you are on a well, it is generally recommended you test. And, it is strongly recommended you test for radon in air in every home prior to purchase. Many inspectors will do a radon test in addition to the general home inspection for an additional fee.

It is recommended you mitigate if your radon in air results are higher than 4.0 pCi/L and a radon mitigation system can be installed for about $1,000 - $1,500. Here is the EPA’s guide for home buyers and sellers.

UFFI (Urea Formaldehyde Foam Insulation) - This is a type of insulation that was used in the 1980s in CT. Because of issues with installation, CT banned its use, although it is permitted in most of the country. If it was not installed correctly, it emitted a gas for about 6 weeks that could cause a bad allergic reaction. After 6 weeks, the gas would go away and there would be no lingering danger.

Asbestos - Asbestos is a natural mineral that was used as an insulator and can be found in homes in roofing, pipe wrapping, floor tiles, popcorn ceilings, ceiling tiles and shingles. Asbestos can be found in homes built prior to 1977. You cannot tell if a material is asbestos without actually testing, unless it is labeled. The hazard in asbestos is if it is disturbed and the material is airborne. It is also dangerous if it is not removed properly by a licensed company. A home inspector can suggest for you to have additional testing if you suspect asbestos and that should also be done by a licensed company. Remediation is very costly so many choose to encapsulate instead.

For more information on asbestos, visit the EPA.

Mold - Mold is in every home but can be unhealthy for many people with allergies or if it’s in large enough amounts. Plus, the thought of it is disgusting. If you suspect a home has mold or possible mold was identified during a home inspection, you can choose to have additional testing done. There are three types of tests, which vary in scope and expense: limited, screening and survey. Your level of concern or suspicion of the size of the problem should drive your decision to test and how far to go.

For more on mold, visit the EPA site.

Two important things to remember when considering one or several of these tests:

Have them performed by a licensed company or individual. Don’t rely on do-it-yourself kits which are unreliable.
Do not allow the seller to remedy any of these issues without using a licensed contractor, i.e. don’t permit a homeowner to remove the asbestos or clean mold themselves. These well-meaning homeowners will only exacerbate the problem.