'Another set of eyes': Inspectors are trained to review a home’s condition before a sale is finalized

Buying a home can be an enormous undertaking, from finding a reputable lender to making sure a place has all the amenities it can.

Even more important, however, is making sure everything is working order before signing on the dotted line.

Chris Cole, broker/manager at Realty Executives of Cape County, says getting a home inspected before it's sold is one of the most important steps in the process. After all, no one wants to be saddled with the additional expense of a damaged, dangerous or malfunctioning property.

"Buyers should always review any written disclosure statement provided by the seller, but even a seller's knowledge of the features and condition of their own home may be limited," he says. "An inspection gives the buyer another set of eyes reviewing the home's condition on the buyer's behalf before deciding to purchase."

Although items to be inspected can vary from inspector to inspector, he or she usually will conduct a visual inspection of a home's grounds, its exterior, roof, garage/carport, electrical, mechanical and plumbing systems, structural stability, attic, basement, heating/air conditioning systems and windows.

Sam Herndon with AmeriSpec Home Inspection Services inspects a breaker box in the basement of a Cape Girardeau home Monday morning, May 2, 2016.Laura Simon

In some cases, more work might be needed from specialists, such as for sewer lines or septic tanks.

"As a general rule, inspectors cannot inspect inaccessible areas or see through walls, so at the very least, the inspection will be limited in those respects," Cole says.

Another point to consider is how qualified an inspector is.

"The state of Missouri is one of 11 states that does not require a license to inspect homes. Because of this, it is best for buyers to do their research prior to hiring an inspector," he says.

The most qualified home inspectors are likely to have extensive training and experience and will belong to reputable trade organizations, such as the American Society of Home Inspectors or the National Association of Home Inspectors.

Sam Herndon with AmeriSpec Home Inspection Services takes a photo of the wiring inside a breaker box of a Cape Girardeau home Monday morning, May 2, 2016.Laura Simon

Sam Herndon, an inspector for AmeriSpec Home Inspection Service in Cape Girardeau, says the franchise has an advantage because its professional standards are strict across the board.

"Our franchise requires that we have the same training and insurance that other states do," he says, regardless of Missouri's lack of licensing requirements.

At this point, AmeriSpec requires that 400 items be checked during a typical home inspection. Continuing education is important for inspectors, too.

"Things are constantly changing and evolving in home construction," Herndon says.

So not only does an inspector need to know what to check in older homes -- with galvanized piping being one example -- but he or she must be knowledgeable about what is acceptable in newer houses as well.

When it isn't possible to ascertain whether something is faulty or dangerous, Herndon says he will recommend clients bring in more specialized professionals.

This can be relevant in checking for termites and other pests, but also for things that can't be seen but probably exist, such as cancer-causing gases.

"Every house in the Bootheel of Missouri has radon gas," he says.

That's because the region is rich in uranium deposits, which become more radioactive as they decompose.

"It will come right up through the floor of the house," he says.

Some parts of the local area have minimal issues with radon, but others have dangerously high concentrations.

In areas with greater vulnerability, a specialist will drill a hole in the basement floor and install a pipe that diverts the gas away from the home. That's only after enough air samples have been gathered.

Radon, of course, is an extreme example of what can trip up buyers and sellers.

"Our job isn't to pick the house apart. It's to educate the buyer and the seller on the condition of the house so they can work out how (any issues are) going to be resolved," Herndon says.