Never Skip the Home Inspection

A home can look flawless, with fresh paint, new flooring, and a staged living room, and still have expensive problems behind the walls, above the ceiling, or under the ground. A professional inspection is the single best way to find out what you are really buying. It costs a small fraction of the purchase price, and it can save you from the kind of surprise that turns a dream home into a financial burden.

What a home inspection is, and what it is not

A home inspection is a visual, non-invasive evaluation of a home's major systems and components by a trained professional. In Nevada, the Real Estate Division certifies home inspectors and sets standards of practice for what a certified inspector must inspect and include in the report. Ask to see your inspector's certificate and confirm it with the Division. Our Local Resources page lists inspectors our clients have used.

It helps to know the limits. An inspection is not a guarantee, a code-compliance review, an appraisal, or a prediction of future repairs. Nevada's standards do not require an inspector to move or disturb items that block access or view, such as furniture, stored belongings, insulation, or panels, so hidden areas may not be seen. That is why specialty inspections exist, and why your own due diligence matters.

What inspectors look at

While every inspection is different, a typical residential inspection covers:

• Roof and attic: roof covering, flashing, ventilation, and insulation.
• Exterior: stucco or siding, grading and drainage, walkways, driveways, garage, and doors and windows.
• Structure: visible signs of foundation or framing movement.
• Plumbing: supply lines, drains, fixtures, and the water heater.
• Electrical: the service panel, visible wiring, outlets, and safety devices such as GFCI protection.
• Heating and cooling: the operation and condition of the equipment and visible ductwork.
• Interior: walls, ceilings, floors, stairs, a representative number of doors and windows, and signs of water penetration.
• Built-in kitchen appliances: including the dishwasher, range, oven, disposal, and ventilation.

Why Las Vegas homes deserve extra attention

The desert climate is hard on houses. Inspectors in Southern Nevada commonly point to a handful of recurring issues, and it pays to ask about each of them.

• Cooling systems. Air conditioners run hard and for long stretches here, and they tend to wear out sooner than in milder climates. Ask the age, the service history, and how the inspector evaluated performance. An air conditioner tested on a mild day can look fine and still struggle in July, so ask whether the inspector measured the temperature drop across the system.
• Roofs. Intense sun and heat age roofing materials quickly. On tile roofs, the tiles themselves can last a long time, but the underlayment beneath them wears out sooner, so ask about its condition and remaining life. A roofing specialist can look more closely.
• Plumbing and water heaters. Valley water is hard, which wears on fixtures and water heaters. Ask about the age of the water heater, and in older homes ask about the type of supply piping. Certain older materials, such as polybutylene, have a poor track record.
• Stucco, soils, and drainage. Cracks in stucco and settlement can be cosmetic, or they can point to movement or drainage problems. Larger or growing cracks deserve a structural opinion.
• Attic ventilation, insulation, and windows. Heat build-up and failing window seals add to cooling costs.
• Pools and spas. Equipment, plaster, and leaks are specialized areas that a general inspection may not fully evaluate.

Where the home sits adds its own questions. In many master-planned communities, such as those covered in our Summerlin and Henderson guides, an HOA resale package and any special assessments are part of the purchase alongside the inspection, so review them within the same due diligence window. See Check the HOA Before You Commit. If you are still comparing areas, our Las Vegas guide describes how neighborhoods across the valley differ.

Specialty inspections to consider

When the general inspection or the home's age and features suggest a closer look, consider adding:

• A sewer line camera inspection, especially for older homes.
• A wood-destroying insect (termite) inspection.
• A roof specialist, particularly for older tile or shingle roofs.
• An HVAC technician for older or struggling systems.
• A pool and spa inspection.
• A structural engineer if you see significant cracking or movement.
• A review of any solar system. See Understand the Solar Before Buying the House.

The standard residential purchase agreement used in the Las Vegas area lists inspections such as these and records whether the buyer or the seller pays for each, or whether it is waived. That allocation is negotiable.

Mind the due diligence clock

In the standard purchase agreement used in the Las Vegas area, the buyer's due diligence period is a number of calendar days, agreed between the parties, that starts when the offer is accepted. Inspections have to be completed, and repair requests delivered, within that window. Under the standard form, an inspection that is not completed in time can be treated as waived, along with the seller's responsibility for repairs it would have revealed. Read your contract's dates carefully and ask your agent about each one.

In practice, that means calling your inspector the day you go under contract. The seller is responsible for making sure the gas, power, and water are on for inspections.

Go to the inspection

Attending the inspection is one of the best things you can do. You will see problems with your own eyes, hear the inspector explain what matters, learn where the shutoffs are, and pick up maintenance tips for your new home. Bring your questions. See Ask Questions, Lots of Them.

How to read the report

Inspection reports are long and list a lot of items, because almost every home, new or old, has findings. A thick report is not a verdict. Sort what you read into four groups:

1. 1.Safety issues that need attention regardless of cost, such as exposed wiring, missing safety devices, or gas appliance problems.
2. 2.Major defects that are expensive to fix, such as a failing air conditioner, a roof at the end of its life, or foundation concerns.
3. 3.Items near the end of their useful life that you should budget to replace soon.
4. 4.Maintenance and cosmetic items that are normal parts of homeownership.

After the inspection: your options

1. 1.Accept the home as is if the findings are acceptable to you.
2. 2.Request repairs by licensed professionals, with receipts.
3. 3.Request a credit or price reduction so you can handle repairs yourself.
4. 4.Get specialist evaluations or bids to understand the real cost before deciding.
5. 5.Cancel, if your contract allows it during the due diligence period and the findings are more than you want to take on.

Your agent will explain how your contract handles each option and the deadlines that apply. Focus your requests on safety and major items rather than minor ones, since a long list of small requests can weaken your negotiating position. Lenders and appraisers may also have requirements of their own that affect repairs.

New homes and remodeled homes need inspections too

A new home can have installation errors and missed details, and builder warranties have limits. Remodeled or recently flipped homes can hide shortcuts behind fresh finishes, so ask about permits. Note too that the seller disclosure form is not required for new home sales, so you have even less information to go on. Independent inspections are just as valuable here.

Do not rely on the seller's disclosure alone

Nevada requires sellers of most existing homes to complete a Seller's Real Property Disclosure, but the Nevada Real Estate Division is clear that the form is not a guarantee and does not take the place of an inspection. A seller may never have lived in the home, or may simply not know about a problem. Treat the disclosure as one input among several.

Thinking about waiving the inspection?

In competitive situations, some buyers consider skipping or limiting inspections to make their offer more attractive. That is your decision, but understand the risk: you could inherit expensive defects with no recourse. There are middle paths worth discussing with your agent, such as a shorter inspection period, inspecting for information only, getting an inspection before you offer, or strengthening other terms. We never recommend skipping the inspection entirely.

If you have questions about the inspection process, we are glad to walk you through it.

Contact The Perna Group