Return to flip book view

HOME INSPECTIONHOMETOWN INSPECTIONS PRESENTSSurvival GuideSurvival Guide Message

INTRODUCTIONWelcome to Your Home Inspection Pocket Guide for RealEstate Agents!At Hometown Inspections, we know that real estate moves fast,and as an agent, you need reliable, straightforward insights tonavigate the inspection process with ease.This pocket guide is designed to be your go-to resource forunderstanding home inspections, common issues, and how to helpyour clients make informed decisions. Whether you're preparing a seller, guiding a buyer, or negotiatingafter an inspection, you'll find practical tips, expert advice, and keyinformation to help you close deals with confidence. A well-informed agent is an empowered agent—let’s getstarted!Contact Us Anytime! (410) 886-7000 info@hometowninspections.com www.hometowninspections.com Follow us on:Facebook: @HometownInspectMDInstagram: @HometownInspections

For Buyers:Be Present: Attend the inspection to ask questionsand learn about the property firsthand.Allow Access: Ensure all areas of the home (attic,basement, crawl space) are accessible.Bring Questions: Prepare a list of concerns or areasyou want the inspector to focus on.Take Notes: Jot down important details and ask forclarification if needed.Stay Objective: Focus on understanding the propertyrather than getting overwhelmed by minor issues.Agent Tip: Encourage buyers to view this as a learningopportunity about their potential new home.PREPARING FOR INSPECTIONS

For Sellers:Declutter Key Areas: Ensure access to the attic,basement, electrical panels, and HVAC systems.Turn On Utilities: Make sure all water, gas, andelectricity are operational for testing.Replace Filters: Change HVAC and range hood filtersto show proper maintenance.Check Light Bulbs: Replace burnt-out bulbs to avoid“faulty” labels for fixtures.Clean Up: A tidy home leaves a better impression andmakes the inspection easier.Agent Tip: Address minor repairs (leaky faucets, loosedoorknobs) to help the inspection go smoothly.PREPARING FOR INSPECTIONS

Home inspections provide vital insights for buyers and sellers, butit’s important to understand what an inspector can and cannot doduring the process. Misconceptions can lead to frustration andunrealistic expectations.Identify visible defects and safety concernsInspectors conduct a visual evaluation of the home's majorsystems and structure.Test major systems (when possible)HVAC – Inspectors will test heating and cooling (if outsidetemps allow).Plumbing – Run faucets, flush toilets, and check for leaks.Electrical – Test outlets, breakers, and look for potentialhazards.Report on functional concernsIf a furnace won’t turn on, outlets don’t work, or waterpressure is low, they’ll document it.They may note improper installation, aging materials, orvisible signs of failure.Provide an unbiased, professional reportHome inspectors are neutral third parties who do not makedecisions about the home’s value.The inspection report helps buyers and sellers understandwhat’s working and what may need attention.Agent Tip: Home inspectors offer information, notrecommendations on whether to proceed with the purchase.WHAT HOME INSPECTORS CAN DO

Predict the futureInspectors cannot guarantee when a system or appliancewill fail.A furnace may work today but stop functioning next month—home inspections aren’t warranties.Open walls, floors, ceilings, or other inaccessible areasHome inspections are non-invasive, meaning inspectorsdon’t cut into walls or remove flooring to check hiddenissues.If signs of a problem exist (like moisture stains), they mayrecommend a specialist for further evaluation.Provide exact repair costsInspectors may identify a leaking roof or aging HVACsystem, but they don’t estimate costs for repairs.Clients should consult contractors for accurate pricing.Move furniture or stored itemsIf a basement wall is blocked by boxes or attic access isobstructed, the inspector won’t move items to inspect it.Sellers should ensure easy access before the inspection.Inspect areas outside their expertiseInspectors may note possible concerns, but clients shouldschedule further testing as needed.Agent Tip: Setting realistic expectations with clientsprevents frustration and ensures a smooth process!WHAT HOME INSPECTORS CAN’T DO

HVAC (Heating, Ventilation, and Air Conditioning)Typical Lifespan: 15–20 years (with regular maintenance)What to look for: Dirty filters, unusual noises, unevenheating/cooling.Agent Tip: Regular HVAC maintenance can be a strongselling point! Encourage sellers to service their HVACsystem before listing and provide recent maintenancerecords. For buyers, suggest asking about the system's ageand last service date—a well-maintained HVAC system canprevent unexpected expenses after moving in.PlumbingTypical Lifespan: Pipes (50+ years for copper, 40–50 years forPEX).What to Look For: Signs of leaks, rusted fixtures, low waterpressure.Agent Tip: Water quality matters! Encourage buyers to request awater quality test, especially if the home has a well system orolder plumbing. For sellers, addressing minor leaks, replacingcorroded fixtures, and ensuring proper water pressure can makea great impression and prevent buyer concerns.QUICK REFERENCE FOR HOME SYSTEMS

Electrical SystemsTypical Lifespan: Panels (30–40 years), Wiring (50+ years).What to Look For: Outdated knob-and-tube wiring, lack ofGFCI outlets, tripped breakers.Agent Tip: Highlight modern upgrades like smartthermostats or USB outlets.RoofingTypical Lifespan: Asphalt shingles (20–30 years), Metal (50+years).What to Look For: Missing shingles, sagging areas, mossgrowth.Agent Tip: A well-maintained roof is a major selling point! Ifthe home has an older roof, recommend the seller get a roofinspection or minor repairs done before listing to preventlast-minute surprises during negotiations. Buyersappreciate documentation of recent maintenance orwarranties, which can add confidence to the sale.FoundationWhat to Look For: Cracks, uneven floors, water pooling nearthe home.Agent Tip: Stress the importance of proper grading toprevent water damage.QUICK REFERENCE FOR HOME SYSTEMS

Roofing IssuesMissing, curled, or cracked shingles.Signs of sagging or leaks in the attic.Moss or algae growth, indicating trapped moisture.Foundation ProblemsCracks in walls, ceilings, or floors.Doors or windows that stick or won’t close properly.Evidence of water pooling near the foundation.Plumbing ConcernsLow water pressure or rusty water.Visible leaks under sinks or in basements.Corroded pipes or signs of previous water damage.Electrical HazardsOutdated wiring (e.g., knob-and-tube, aluminum).Lack of GFCI outlets in kitchens, bathrooms, or exterior areas.Overcrowded or outdated electrical panels.HVAC System Warning SignsUnusual noises or odors when the system runs.Dirty or clogged filters and ductwork.Visible rust or corrosion on the unit.Water DamageStains on ceilings, walls, or floors.Musty odors in basements, crawl spaces, or attics.Warped or soft flooring near bathrooms or kitchens.INSPECTION RED FLAGS

INSPECTION RED FLAGSStructural WeaknessImproperly notched or cut framing.Rotting wood in decks, porches, or support beams.Signs of termite or pest damage.Windows and DoorsFogged windows, indicating seal failure.Drafts around doors or windows, indicating poor insulation.Misaligned frames or difficulty opening/closing.Exterior ProblemsCracks or damage in siding or stucco.Peeling paint or wood rot on exterior trim.Gutters clogged or not properly attached.Safety ConcernsMissing or non-functional smoke and carbon monoxidedetectors.Stairways without handrails or uneven steps.Lack of egress windows in basements or bedrooms.Agent Tip: Inspection red flags don’t have to derail a deal!Educate buyers on the difference between routinemaintenance issues and major concerns. For sellers,addressing known issues before listing can preventsurprises and strengthen negotiation power. A proactiveapproach helps keep transactions smooth and stress-free!

System/ComponentAverage LifespanROOFINGAsphalt Shingles20-30 yearsMetal Roofing40-70 yearsFlat Roof Membranes15-20 yearsGutters20-50 yearsHVACFurnace15-20 yearsCentral Air Conditioning10-15 yearsHeatPump10-15 yearsDuctwork20-25 yearsThermostats10-15 yearsPLUMBINGCopper Pipes50+ yearsPEX Pipes40-50 yearsTank Water Heaters8-12 yearsTankless Water Heaters20+ yearsSYSTEM LIFESPANS CHART

System/ComponentAverage LifespanPLUMBING CONT.Toilets50+ yearsELECTICALWiring (Copper)70-100+ yearsCircuit Breaker Panel30-40 yearsSmoke Detectors8-10 yearsCarbon Monoxide Detectors5-7 yearsWINDOWS/DOORSVinyl Windows20-40 yearsExterior Doors30-100+ years (depends on materials)Garage Doors15-30 yearsAPPLIANCESRefridgerator10-15 yearsDishwasher8-10 yearsWasher/Dryer10-15 yearsOven/Range10-20 yearsSYSTEM LIFESPANS CHART

Winter Home Maintenance Checklist Inspect Heating Systems: Service your furnace or heat pump andreplace filters.Seal Drafts: Check windows and doors for gaps; installweatherstripping or caulk.Protect Pipes: Insulate exposed pipes to prevent freezing andcheck for leaks.Test Detectors: Replace batteries in smoke and carbon monoxidedetectors.Clean Gutters: Clear debris to prevent ice dams.Inspect the Roof: Check for loose shingles or damage before snowarrives.Reverse Ceiling Fans: Set them to spin clockwise to push warm airdown.Prepare Outdoor Faucets: Drain and shut off outdoor water lines.Stock Emergency Supplies: Ensure flashlights, batteries, andblankets are accessible.Pro Tip: Early preparation can save you from costly repairs duringthe cold months! MAINTENANCE TIPS

Spring Home Maintenance Checklist Inspect the Roof: Check for missing shingles, leaks, or damagefrom winter weather.Clean Gutters and Downspouts: Remove debris to ensureproper drainage.HVAC Tune-Up: Service your air conditioner and replacefilters.Test Detectors: Check smoke and carbon monoxide detectorsfor functionality.Seal Cracks: Inspect windows and doors for gaps; reseal toimprove energy efficiency.Pressure Wash Exterior: Clean siding, patios, and decks toremove dirt and mold.Lawn Care: Reseed bare patches, trim trees, and checksprinklers for proper function.Check Plumbing: Look for leaks under sinks and aroundoutdoor faucets.Pro Tip: Tackle these tasks early to enjoy a worry-free spring andsummer! MAINTENANCE TIPS

Summer Home Maintenance Checklist Service the AC: Clean or replace filters and ensure the systemis running efficiently.Inspect the Roof: Look for damage or leaks from spring storms.Clean Windows and Screens: Wash windows and repair orreplace damaged screens.Maintain the Lawn: Water, fertilize, and mow regularly; checksprinkler systems for leaks.Inspect Outdoor Spaces: Check decks, patios, and fences forwear; reseal if needed.Clean Gutters: Remove debris to prepare for summer storms.Test Detectors: Ensure smoke and carbon monoxide detectorsare working.Check Plumbing: Inspect for leaks or drips, especially outdoorfaucets and hoses.Inspect the Attic: Look for signs of pests or ventilation issues.Pro Tip: Stay on top of maintenance to keep your home cool,comfortable, and efficient all summer long! MAINTENANCE TIPS

Fall Home Maintenance Checklist Inspect the Roof: Check for loose shingles and clean debris toprepare for winter weather.Seal Drafts: Check windows and doors; add weatherstripping orcaulk to prevent heat loss.Service the Heating System: Test your furnace, replace filters,and schedule a tune-up.Check Smoke Detectors: Replace batteries and test for properfunctionality.Inspect the Fireplace: Clean and inspect the chimney andensure the damper works.Prepare the Lawn: Rake leaves, aerate the soil, and fertilize forhealthy spring growth.Drain Outdoor Faucets: Shut off water to exterior faucets andstore hoses.Inspect Trees: Trim branches away from your home to preventdamage from storms.Pro Tip: Fall is the perfect time to prepare your home for a safe,cozy winter! MAINTENANCE TIPS

A home inspection doesn’t make or break a deal—it providesan opportunity for buyers and sellers to negotiate smartly.Here’s how you can guide your clients through post-inspection negotiations with confidence.For Buyers:Prioritize Major Issues Over Cosmetic FixesFocus on health, safety, and structural concerns (e.g.,foundation issues, mold, roof leaks).Avoid nitpicking minor flaws like chipped paint or worncarpets.Understand the Three Main Negotiation OptionsRequest repairs before closing.Ask for a seller credit to cover the cost of repairs.Negotiate a price reduction to reflect the home's condition.Know When to Walk AwayIf the inspection reveals major structural issues or costlyrepairs, it may be wise to reconsider the purchase.An inspection isn’t meant to be a price renegotiation tool,but if the home has undisclosed major issues, buyers mayhave grounds to back out.Agent Tip: Guide buyers on what’s reasonable to request basedon the home’s age, market conditions, and severity of issues.HOW TO NAVIGATE INSPECTION REPORTSWITH CLIENTS

For Sellers:Be Proactive—Address Common Issues Before ListingConsider a pre-listing inspection to identify problems early.Make easy fixes like leaky faucets, missing GFCI outlets, orcracked caulking before the buyer’s inspection.Don’t Panic—Not Every Request is a DealbreakerReview buyer requests carefully—some may be reasonable,others may not.Focus on safety-related repairs to prevent future liabilities.Consider Offering a Home WarrantyProviding a one-year home warranty can reassure buyersabout potential future repairs.This can minimize post-inspection negotiations and boostbuyer confidence.Agent Tip: Help sellers understand that no home is perfect, and awell-handled negotiation keeps deals moving forward.HOW TO NAVIGATE INSPECTION REPORTSWITH CLIENTS

The final walkthrough is the last chance to ensure thehome is in the expected condition before closing. Usethis checklist to catch any last-minute issues and giveyour clients peace of mind.Verify Repairs & Agreed-Upon FixesEnsure all seller-agreed repairs have been completed. Ask for receipts or documentation for major repairs. Test fixed items (e.g., HVAC, plumbing, electrical).Inspect Major Systems & AppliancesRun faucets, check for leaks, and flush toilets.Test HVAC—confirm heating & cooling work properly.Turn on lights, check outlets, and test appliances. Open & close all doors, windows, and cabinets.Check for New DamageLook for new wall cracks, stains, or flooring damage. Ensure all fixtures, shelving, and included items remain inplace. Confirm no moving damage has occurred.FINAL WALKTHROUGH CHECKLIST FORAGENTS & BUYERS

Exterior & Safety ChecksWalk the property—look for yard, fence, or foundation issues.Check that smoke & carbon monoxide detectors are functional.Final Utility & Functionality TestsTurn on water, gas, and electricity to confirm they’re active.Check water pressure and test drains for backups.Ensure all keys, remotes, and security codes are provided.Agent Tip: Bring a copy of the inspection report tocompare any previously noted issues. If a problemarises, discuss next steps before closing!FINAL WALKTHROUGH CHECKLIST FORAGENTS & BUYERS

When will I receive the inspection report?You can expect to receive the full inspection report within 48 hoursafter the inspection is completed. We prioritize quick turnaroundtimes without sacrificing the quality or thoroughness of the report.What happens if major issues are found?The inspector’s role is to identify issues, not to estimate repair costsor recommend specific contractors. If major problems are found, thebuyer can negotiate repairs or credits with the seller or decide towalk away.What are the limitations of a home inspection?Home inspections are non-invasive, meaning inspectors don’t damageor dismantle parts of the home. Areas not accessible (e.g., behindwalls or under heavy furniture) may not be fully assessed.Can a buyer or seller attend the inspection?Yes! Buyers are encouraged to attend the inspection to ask questionsand learn about the property. Sellers can be present but are oftenadvised to give the inspector space to work.What is included in a home inspection?A home inspection covers the major systems and components of ahome, including:Roof, attic, and insulation.Foundation, basement, and crawl spaces.HVAC, plumbing, and electrical systems.Doors, windows, and exterior surfaces.FREQUENTLY ASKED QUESTIONS

(410) 886-7000 info@hometowninspections.com www.hometowninspections.comSCHEDULING“WE TREAT YOUR HOME LIKEITS OUR OWN”