If you are a buyer who wants to be taken seriously you will get pre-approved for a set amount of home loan or have the money readily available before venturing out in search of housing property.

If relying on a bank loan to purchase your new dream home you will be faced with the contingency that your target property will pass a mandatory home inspection. This really is out of your hands and the property must pass inspection prior to closing.

The biggest reason that home sales fall apart is because of defects discovered during the buyers' inspections of the property. An inspection contingency gives the buyers/lending institution permission to inspect the property to their satisfaction. When defects are discovered that the buyers are unwilling to correct at their own expense, the purchase contract becomes subject to negotiation. If a bank is involved they will either have their own housing inspector on board or they will ask you to find a professional Home Inspector to do the work.

Use the questions checklist below to find a great home inspection professional:

__ Are you a member in good standing of the National Association of Certified Home Inspectors?
__ Have you passed NACHI’s Online Inspector Examination?
__ Have you completed NACHI’s Code of Ethics Obstacle Course?
__ Have you taken NACHI’s Standards of Practice Quiz?
__ Will you abide by NACHI’s Code of Ethics?
__ Will you follow NACHI’s Standard of Practice?
__ Do you fulfill 18 hours of continuing education every year?
__ Do you own and use high-tech equipment such as a gas leak detector and a SureTest meter?
__ Are you available Saturdays?
__ Will you generate easy-to-read inspection reports?

Home Inspection checklist that you may wish to use if you will be inspecting the home yourself:

__ You should determine the condition of the roof surface, the exterior facades, the doors, and the windows. In addition, the physical, plumbing, heating, air-conditioning, and electrical systems should be thoroughly inspected and evaluated.

__ You need to determine the condition of the roof surface, the exterior facades, doors and windows. The land grading around the home should be examined, as well as the condition of decks, patios, porches, driveways and sidewalks.

__ The physical condition of the interior of the home should be evaluated searching for tell tale signs of problems. Are there indications of past water intrusion into the attic, basement or basement crawl space? If the home is newly built is the home susceptible to water intrusion in the attic and lower levels?

__ Look for any building materials that may be asbestos containing materials. Inspect for wood destroying insects.

__ Inspect all electrical and mechanical components of the home and look for aluminum electrical distribution wires, electrical systems that are not adequate for modern usage, lead and galvanized steel water supply pipes, aged and inefficient heating and air-conditioning systems, etc. If the home has a well and /or septic system, these systems need to be inspected by a qualified professional unless you are going to trust the current home owner on the status of each.

Does the home have its own septic system or is it attached to the home next door (sometimes the case in older homes that were built two on one plot.) You may find yourself paying for the plumbing problems of the house next door. Are there underground storage tanks? These may be tested for leaks. Perhaps you will want to have the foam insulation tested for formaldehyde and the paint and water tested for lead.

If deficits are found the buyer usually presents the sellers with a set of conditions under which they will remove their inspection contingency and close the sale. If you are bank financing only the bank can remove this contingency. This may involve a price reduction or a commitment from the sellers to correct some or all of the defects. If the sellers agree, the deal stays together. If they don't, and the buyers and sellers can't come to an agreement, the deal is off. The house goes back on the market.

__ You will want to follow up your home inspection with a Title search, your attorney or an insurance company can do this for you. A title search will tell you if there is any contractor or other liens on this property that need to be satisfied.

__ If you have children or are planning any children the proximity of quality and/or affordable schools will be something you will wish to verify. You may even check the public records to learn if any child predators or sex offenders are living in the area. Take a long leisurely stroll through the neighborhood on two separate occasions, at different times of the day (early morning, late evening). Learn what you can about the rhythms and flow of the community that you may be moving into.

Maybe you will hear a neighborhood garage band or someone’s child practicing the trumpet . While loud these things can add charm or become a complete nuisance depending on your personality. Is there an airport nearby or a train rail, motor cross or highway within earshot? Are there a large number of outside dogs in the neighborhood?

__ If you are really the investigative type you may knock on a few doors and ask neighbors on either side and across from your intended property about any problems they may be aware of with the home or the neighborhood. They will be inclined to tell you the truth since they will have a vested interest in who moves in next door and will want to establish a sound relationship with you or whomever. If you have children you may inquire of other children in the neighborhood.

__ If the property is not on city water you should ask the sellers to provide you with a water sample so that you can have it tested for mineral content and purity. If this is a remote area will want to know about the costs of heating with propane. Does the property have utility and phone lines or good cell phone reception? Are you going to be living within a volunteer fire fighting district? You may want to get involved with this since they offer a wonderful retirement package to volunteers. What is the condition of the roads? Are there any plans for paving? Will your current vehicle manage any partial road washouts or blockages in the event of heavy rain or snow fall? Is there someone in the community who maintains the routes to your home (if they are not state roads)? What does this service cost? Where is the nearest landfill or dump and when has the septic system been inspected? Is this land posted during hunting season?

__ In many rural parts of the country certain pests that are not evident during the home inspection are a subject of concern. Ask the seller to tell you what to expect and ask them what they normally do when outbreaks occur. Some people will simply use a shop vacuum to suck up visiting Box Elder Bugs and then release them out of doors, some people spray or put out chemicals to fight intruders. Crickets and grasshoppers are seasonal nemesis’s as well. Crickets will especially try to invade your living spaces. Mice can be a problem in any area of the country but you will want to check for recent signs of infestation. Look in drawers and cabinets for mouse droppings. Look for access points in exterior walls. You may insist on a professional exterminator’s inspection to give you the best piece of mind. A professional exterminator will advise you about current problems or tell you that there are none. They will offer to assist you with preventative maintenance as well.

__ As well as preventative pest control maintenance it may worth planning ahead to the level of home maintenance you are getting into as well. Will you be buried under a thick blanket of impassable snow each winter? Will the rainy season wash out the roads in this area?

Some parts of Wyoming have wind gusts so high and so frequently that the paint will literally peel off of one side of your home and remain that way-even with your best efforts. Are you going to be living in a tornado alley? Have you looked into home owners insurance rates for this area? What are the insurance clauses about ACTS OF GOD? Perhaps your new home is situated in a flood district? Can flood insurance even be obtained in this area?

__ If you are HUD housing qualified you may need to know that your purchase can not be paid off early and the payments must be made on time – the flexibility on this is non existent.

Most home buyers are not going to have to concern themselves with the many questions that one might raise regarding purchasing a home. For those of us who are truly green under the collar and about to embark on a life changing decision, it is well to think of every scenario and contingency that may become part and parcel of your new property.

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