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Buying and Selling Homes

Northern VA Home Inspectors/Appraisers

17 years ago

Hi,

I'm a first-time homebuyer and have found a house I like. I haven't put an offer on it yet, but I'm planning to see it again tonight. My question is--if I decide to buy it, should I schedule an inspection and appraisal before extending an offer? And how do I find a reputable person? Can anyone recommend either an inspector or appraiser for the Fredericksburg or Northern Virginia area? Thanks!

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Comments (7)

housekeeping
17 years ago
Susie,

See my reply on the other thread.

Molly~
logic
17 years ago
In VA, home inspectors are not licensed...and registration with the state is voluntary. Yes...you definetly should have the house inspected....but find an inspector who has registred with the state, who is recommended by family or friends...not the realtor as some will only refer those HI's who go easy on the house...and there is no way to know if your realtor is one who fits that description...and check references!!!

As a guide, an average szie home in average condition should take at minimum 2 hours to inspect....otherwise, you are getting a MINIMAL inspection, at best.

Don't settle for a checklist..or a report that is mostly boiler plate about houses in general. Hire an inspector who takes the time to provide a full narrative report on the house you wish to buy. Try to hire one who is insured..although it may be tough in VA as there is no regulation.

Appraisals are ordered by your lending institution..not the buyer.
Best wishes.
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The problem with paying buyer costs (which, of course, really means buyer rolls the costs into the mortgage) is that in certain tight situations it can affect the appraisal. The sale price is higher, so it has to appraise for that, even though the property isn't truly selling for that price. Without rolling buyer costs into the loan, the property can appraise for less. Everything is negotiable but I'm unclear on how a seller can pay - up front - for the appraisal. It is ordered by the lender and paid for by buyer at that point. I as seller wouldn't hand it over to the buyer when I don't even know if the property will appraise or ultimately close. Are people referring to paying it BACK later on? (Is that all legal and allowable in today's loan environment?) BTW the appraisal and inspection are two different things and the appraisal isn't as in-depth in looking for problems, and typically comes after the inspection anyway. It's less likely to reveal things you need to disclose. But I wouldn't pay for either. If you as seller DO pay for the appraisal, then you probably find out the true (appraised) value for the house, while if the buyer pays, you would not typically find out. If it comes out much higher than the contract price you may feel resentful, try to renegotiate or find a way out of the contract, etc.. Not good for buyers, not good for sellers. (Just a thought. I think in some situations even the person who ordered the appraisal (usually the buyer...) doesn't know the appraised amount, just if it was high enough to support the loan.) This post was edited by lizzie_nh on Fri, Jul 4, 14 at 22:02
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" I have never seen it in nearly 40 years of my real estate career." Now I have a question. Over those 40 years,how did lenders assure themselves pre-owned homes they were lending on wasn't near falling in from termites,wasn't half burned down,didn't have irreparable foundation damage or other issues that dramatically effect's value. __________________________________________ To respond to this question by klem1 ^^^ The appraiser is the one that notes any deficiency in the collateral. This is true for conventional loans and government insured type loans (FHA/VA, USDA). The appraiser isn't quite a thorough as an inspector, but they do check the foundations, the roof, HVAC, and electrical systems and other items and put those items in the appraisal. They will even make the value subject to repair of those items prior to closing in some cases. An appraiser can explain it in more detail. The appraisal is ordered by the bank and paid for by the buyer to protect the bank from loaning against inferior collateral. The inspection is ordered and paid for by the buyer for the buyers use. If there are surprises in the inspection, we go back in and renegotiate the price and/or the repair or cancel the purchase depending on the severity of the condition discovered in the inspection. We have the inspections done long before the appraisal is completed so if there is a price or other adjustment it can be negotiated prior to the appraiser getting to the property. One more thing: if the appraiser makes the condition a repair item, then the appraiser has to come out to re-inspect that item after the repair and prior to closing and submit photos of the repair (where possible) and paperwork to the bank that s/he has inspected the item. Inspections and appraisals are two totally different things - but they do overlap in some respects because the condition of the collateral does affect value. PS: Appraisers refer to their visit as an "appraisal inspection". This could be where the confusion comes from in the post by klem1. The "appraisal inspection" is nowhere near as detailed as an inspection done by a qualified inspector. HTH.
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laura1202
17 years ago
I have posted about our good experience with our home inspector here in NoVA before, there is a link to the thread (which includes a link to his WEBsite/contact information) below. Ours was new construction but he does perform all kinds of inspections.

You might want to go ahead and make an offer on the house and make it contingent on the inspection. Your bank will schedule an appraisal before they finalize your loan.

Good Luck with your home purchase!

Here is a link that might be useful: Hiring an Inspector
brickeyee
17 years ago
In Virginia home inspections are a contingency in the sales contract. You will not be granted access to inspect without an accepted contract.
You will normally have 10 days after acceptance of the contract to arrange and perform the inspection. The time limit is stated in the contingency clause.
If you do not meet the deadline and counter the contingency is waived.

Virginia is a contract state. There is no cooling off periods, lawyer review periods, etc.
Once you sign and the seller accepts the contract is valid and enforceable.

If you do not have any experience you need either a buyerÂs agent or a good real estate attorney. Do not use a general attorney for this. RE law is a specialty.

Watch out for the general RE contract from the board of realtors. It contains a number of ÂproblemsÂ.
susiepark
Original Author
17 years ago
brickeyee--what are the "problems" in the general RE contract from the board of realtors? You're making me nervous!! Thanks.
brickeyee
17 years ago
The clause covering the condition of the property has some holes.
If you do an 'as is' sale, a buyer can come back under the other portions of the same clause and try and demand that all equipment be in 'normal operating condition' on the date of conveyance.
The intention is that the equipment be in the same condition as of date of contract, not 'normal operating condition'.
maifleur03
4 years ago
laura seems to be spamming a lot of posts this morning.

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