Bette Zrimsek

Bette Zrimsek is co-broker/owner of RE/MAX South, the longest active RE/MAX office in Western Pennsylvania. In the real estate business for more than 33 years, she is a certified residential specialist and brokerage manager. Staff writer Gretchen McKay spoke with her about home inspections from a Realtor's point of view.

Home inspections are not currently required by law for real estate transactions in Pennsylvania. So why should a buyer insist on one?

To manage risk. The main reason prospective buyers get an inspection is to identify anything in their new home that is a material defect -- defined by law as any problems that would pose an unreasonable risk to people on the property or cost them money.

It is strictly up to the buyer whether or not to obtain one, although some sellers will get an inspection done ahead of time to clarify any potential problems. But even if they do, it's always advisable for buyers to get their own inspection and not rely on someone else's results.

And do they?

If I'm working with a buyer as a buyers agent, I feel it is my responsibility to educate them on the importance of the inspection. So almost every sale that passes over my desk has a home inspection. Remember, in our area the homes are older and their components are nearing the end of their natural life and may need attention.

When can you let it slide?

Of course, it's always up to the buyer, but I believe even a brand-new house should get an inspection, because there are sometimes defects the buyer can't readily see on a walk-through, or code and safety violations. The only time it might not be necessary is when you're buying a bank-owned property or one that's owned by government that's in poor condition, and you know you're going to have to replace the roof and heating system.

What do inspectors look for and what does it cost?

A thorough home inspection takes anywhere from two to four hours, and should cost around $300, though it can vary depending on age, location and size of the property. If there is a lender involved, you'll usually also have to pay extra for a termite inspection for wood-destroying insects and a radon gas test. (The Surgeon General has warned that radon is the second-leading cause of lung cancer in the United States today, and houses without basements are as much at risk for radon contamination as houses with basements.)

Any inspector will be very thorough and look at the house from top to bottom. The inspector will spend time in the basement evaluating the electrical, plumbing and heating and air-conditioning systems. He'll also search for any water problems, take a good look at the roof, and of course check the foundation and external surfaces for any movement or deficiencies.

Inside, the inspector will check the walls, ceilings and floors and take special note of the plumbing fixtures in the bathroom. Additionally, he'll fill the tub with water to make sure it drains properly and check the commodes and drains. That said, you have to keep in mind it's a noninvasive inspection. A home inspector will never dismantle any part of the house to get to something.

What are the most common problems in Pittsburgh?

Because of the age of our houses, it's usually the roof, furnace, electrical system or the foundation that raises concerns. I've also lived through many a basement water penetration problem. With roofs, it's often a judgment call -- is it definitely leaking, or just nearing its economical life? That's why we always recommend that the buyer be present, so they have first-hand knowledge of what's uncovered.

Can the results be used as a negotiating tool?

When the sales agreement is initially signed, the potential buyer has 15 days to get a inspection and evaluate the results. Sometimes sellers will offer a dollar amount off the asking price for defects, but that only works if it's acceptable to the mortgage lender. You can't simply put a credit for a repair on the settlement statement.

And if you can't come to an agreement?

A buyer, in most cases, can terminate the sale if they aren't satisfied with what's in the report.

Obviously you want to hire someone with a lot of experience. How do you know if you're getting a good inspection?

Pennsylvania's Residential Real Estate Transfers Law, which went into effect in December 2001, requires that home inspectors be a full member in good standing of a national, not-for-profit home inspection association or be supervised by someone who is. Home inspections also can be performed by a registered engineer or architect.

What else must sellers disclose?

Pennsylvania's Seller's Disclosure Statement includes 19 paragraphs aimed at revealing all known defects about the property being sold that are not readily observable. For instance, is the basement damp or does the property contain lead-based paint or other hazardous substances?

What is the time frame for things going wrong?

Many homes are protected by a one-year warranty that covers everything for the first year. But issues of non-disclosure can take years to settle in court.

If the sale falls through because of defects identified in an inspection, sellers have three choices. They can disclose the problem by attaching an excerpt from the report to the disclosure statement; they can disclose and repair the problem, and attach a copy of the receipt for the work done; or they can disclose the defect but not repair it. The upshot is, you have to disclose everything, especially if it's bad.

What is the recourse if a seller isn't completely honest?

It could take years to settle in court. That's why an inspection and one-year warranty -- which incidentally covers the house while it's listed -- is a good idea. Together, they minimize the chances a buyer won't be happy with the house.

Doug Oster writes a blog, "Growing With Doug," exclusively at PG+, a members-only web site of the Pittsburgh Post-Gazette. Our introduction to PG+ gives you all the details.