“Congratulations! You got the house!” Being able to call a client and share this news is the best part of any day. After the obligatory jumping around and the endless recitation of “OMG OMG OMG,” a client inevitably arrives at: “Wow, okay. So what’s next?” What’s next is we call the Home Inspector. (ProTip: I may have called an inspector and found available slots in his schedule in advance of the offer acceptance). Below I offer you a good idea of what to expect during your home inspection.
Different Types of Inspections
Before we delve into the inspection, we should identify other types of inspections that you may wish to order also. In Portland, OR, the big three are:
- Radon Testing
- Sewer Scope
- Tank Sweep (and possibly Soil Sample Testing)
Depending on the results of your whole home inspection, there may be additional inspections to consider. These include pest and dry rot, electrical, structural, etc. Whether or not you need more inspections is best discussed with your home inspector.
Radon
We test for radon gas because of Portland’s geography. The earth under the home may be releasing radon, which may get trapped inside the home. When that happens, radon levels inside the home can rise to unsafe levels. You can read more about radon here. The test is a hands-off, 48 hour monitoring device that measures the room continuously for 48 hours. It provides a report showing hourly radon levels over the 2-day testing period.
Mitigating radon is relatively simple. It is often achievable for under $2,000 depending on the type and size of the system needed.
Sewer
An inspector tests the sewer line with a camera. We are looking for root intrusion, holes, cracks, “bellies,” obstructions, and proper connection to the city’s main sewer line. We are also looking for non-conforming connections to the city, also known as a party connection or a party line. You can read more about party sewer lines here. Note that party lines are not a problem everywhere. But some jurisdictions, like the city of Portland, have issues with them.
Underground Oil Tank
You can research the property for any record of an oil tank having been on premises. In Portland, you can check the city’s website, PortlandMaps, for historic plumbing data..
You can also check with DEQ’s Heating Oil Tank Databases. DEQ maintains one list for tanks that have leaked and another list for tanks that have not leaked. While decommissioning an oil tank is voluntary, knowing the current status of a tank on the property is important. It allows a buyer to request that the seller decommission and clean up any leak that may have occurred. Conversely, a buyer can also decide to take on that responsibility in the future. Depending on whether or not a tank has leaked, voluntary decommissioning can run between several hundred to several thousand dollars.
You can check with companies that offer decommissioning services such as:
Soil Solutions | Environmental Works | Xavier Environmental
Finally – Let’s Talk about Your Home Inspection
Your home inspector will perform a visual inspection of the home from top to bottom. S/he will check the roof, the attic, the crawlspace or basement, each room of the the home, plus the home systems (furnace, A/C, electric heaters, etc.), and the home appliances. Some will use the latest tools and technology, and they will offer an informational walk-through at the time of inspection. Some of these walk-throughs are happening via Zoom these days. They remain an invaluable look at the home you are working to purchase.
Weather permitting, many home inspectors will walk the roof. If the roof is too steep/high or not in condition for walking (yikes), most inspectors utilize a camera for visual access.
Many homes in the Portland metro area have a crawl space under the home. And those crawl spaces can be tight. Not a problem for some inspectors. Especially if they have the assistance of a crawling robot.
A home inspection typically takes upwards of 2.5 – 4 hours. Your inspector is thorough, and carefully documents his journey through the home. You will receive a home inspection report where you can review the inspector’s comments, photos, and recommendations.
Together with your Realtor, you can determine what items you may request that sellers repair. Or, you may decide that you do not need certain repairs at all. Perhaps you seek a closing cost credit so you can handle repairs yourself. Each inspection is individual, and each buyer’s circumstances and needs are different. But having this inspection up front gives you a baseline for the home’s condition when you first bought it. Hopefully, it can keep you on track with regular maintenance items as you settle into your new home. I sincerely hope you enjoy your home for years to come.
Home Inspectors
We love, love, love Scott Spaulding of Blue Ribbon Home Inspections. He is thorough, communicative, compassionate, and able to convey complex information in an understandable manner.
We are also very big fans of the quality work provided by Apex Home Inspections, as well as Integrity Home Inspection.
Team DanniPDX
Danni Duggan | Oregon Broker | Premiere Property Group, LLC | Licensed in Oregon | 503-719-2279 | danni@dannipdx.com
Our real estate practice is built on a foundation of compassion, intelligence, wit, and a genuine desire to help our clients achieve their goals.
Looking to buy or sell your home in the Portland area? We would love to work with you. Buying or selling outside the state of Oregon? Let us recommend one of our most trusted Realtor colleagues elsewhere in the country.
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