There are a number of possible inspections of Charlotte real estate which may be initiated for the sales contract. As a buyer, you may be fortunate enough to have sellers who have had certain inspections completed before their home is even listed. Generally these inspections are completed within a week or two from the signing of the Contract and another several days are allowed for the parties to decide what they will request to be repaired as well as what sellers will agree to repair when concern has been raised during the inspection process.
The most common of inspections which will be called for by your buyers. This inspection is a benefit to both the buyer and the seller. A well-trained expert has inspected the home’s major systems, putting both the seller and the buyer at ease. A typical general/mechanical home inspection will run approximately $300.00 and takes a few hours to complete, depending upon the size of the home. The inspector evaluates the condition and functionality of items both inside and outside the home and includes areas such as the roof, basement, heating, plumbing and electrical systems, kitchen appliances. A general structural evaluation is made and if items of concern arise, the inspector may refer you to a structural engineer. You will then be provided a detailed, written report, covering both general, informational items as well as items of concern. It is rare that a condition/concern is revealed that cannot be repaired.
Visit www.radon.com for information regarding radon. This is an optional inspection that the general/mechanical inspector may be certified to do (check first) and may help allay fears of this non-smelling, invisible gas which could affect your health. Most relocation companies do require their sellers to perform a radon inspection. Radon is radioactive gas emitted from the earth’s rock and soil and has been determined to be a cancer-causing gas. It is formed by the natural breakdown of uranium within the soil and typically rises from the ground to the air above and throughout your home via the following: cracks in walls, gaps in suspended floors, gaps around pipes, cavities inside walls or even the water supply, only if you have a well. It has been found in 1 in 15 homes in the US and while radon problems may be more common in some areas, any home may be at risk. The only way to know for sure is to have the test performed. When the radon monitoring unit is in place for the test, it is important to keep windows and outside doors closed, except for normal entry and exit. A radon level of 4 pico curies per liter or higher, a second test will be recommended. If the level remains elevated, it will be necessary to remediate the radon to reduce the radon level. Remediation depends upon the design of the home and could involve sealing entry points and/or increasing air circulation. The remedy is surprisingly inexpensive and we encourage our clients to seek a professional radon remediation expert to do the job. The cost of a radon inspection is approximately $150.00.
Commonly referred to as the “termite report” or “termite letter” as this used to be required by all lenders. It is no longer required but, we strongly suggest that you have your inspector provide one to you. Subterranean termite is the number one wood destroying pest in the US and very common in our area. We often joke that there are only two types of houses, “those that have termites and those that will.” The termite inspector will also check for beetles, carpenter ants and wood rot. All of these, left unchecked, can cause extensive damage, sometimes of a structural nature, to a home and can be costly to repair.
As a seller, if you are under contract with a termite company they may agree to conduct the inspection at a reduced rate. If you have an existing termite bond, there should be no charge to the report for your buyers. However, the inspection for the purposes of a transfer of your home to a buyer, must be done within a specific time frame, depending upon the date of settlement. Don’t worry, we will coordinate the timing with you. If an active infestation is discovered, you will want to be have it treated; if not, the buyer may decline to take the house should it be discovered that the damage is far-reaching. The cost of a termite inspection generally runs less than $100.00.
Well Water and Septic Systems
Although these are uncommon in our area, if you do have a well and/or a septic system, it should also be checked. This applies to those homeowners within the city limits who have had wells dug specifically for use in irrigation to cut down on the expense of watering your yard with city water, as well as to avoid any water restrictions which may be induced by drought seasons. If you are a homeowner with a septic system, it is recommended that your septic system be pumped every three years and before the buyer’s septic inspections are completed. The quality of well water will also be checked, including the standard coliform, pH, iron, manganese, harness and nitrates. Should the test results exceed the Board of Health standards, the seller will be required to remediate the problem.
Mold, Asbestos, Buried Fuel Tanks and Lead Paint
As a seller, we encourage you to acknowledge the presence of any of these items and remedy them prior to listing your home. As a buyer, each of these contaminates are red flags and ascertaining that the seller has remedied them should be a primary concern to you prior to Closing on the property. The costs of these inspections vary but, we are happy to provide you a list of qualified inspectors for any of these that are necessary to our sellers or our buyers. Mold remediation, also a major health concern, is not as costly as one would think and we have wonderful contractors who are qualified to perform the remediation.
Charlotte NC Real Estate Homes for Sale
Debe Maxwell, CRS, Realtor®/Broker
THE MAXWELL HOUSE GROUP REAL ESTATE
1920 E. 7th Street
Charlotte, NC 28204
Mobile: (704) 491-3310
Fax: (704) 353-7014