Home Inspection “Cheat Sheet”: Now 10 Different Types (Or is it 13??)

Buyer Inspection #11:  “Meet-Contractors-to-Get-a-Head-Start-on-Remodeling” 

If you didn’t know how many different kinds of home inspections there were these days, here’s a good starting point: look at the pull-down menu on MLS (photo, above).

The tally?

No fewer than 10.

As formidable (scary?) as that list may by, at least in my opinion, it omits three (at least) significant kinds of home inspections.

Meanwhile, MLS includes three other tests that I would consolidate, delete, or re-label.

In other words, MLS simultaneously manages to both under and over-count the number of inspection types.

Tweaks & Subtractions

For starters, I’d differentiate between the general inspection — what otherwise used to simply be known as the inspection — and specialty inspections.

The latter are frequently — but not always — done by a licensed contractor, who can also bid and do the work, and are performed once the general inspector flags a concern.

Next, note that MLS’ list double-counts radon (both “drop-off” and “pick-up” are listed; practically, most home inspectors combine the radon pickup with the main home inspection).

So, subtract one.

Two Categories

Meanwhile, I suspect “site measurements” is more accurately titled, “meet-contractors-to-get-a-head-start-on-remodeling.”

Of course, that doesn’t fit neatly on a pull-down menu — and, it’s not really an inspection, either.

So, subtract another from MLS’ list.

Finally, I would re-label “mold” as “moisture.”

Mold is a symptom; the underlying problem is always moisture — specifically, where there shouldn’t be any (vs. a shower stall).

So, when there’s elevated moisture in the home’s wall cavities — something that can happen when the vapor barrier is improperly installed in a late-vintage stucco home — it’s appropriate to bring in a licensed contractor to:  a) define the scope of the issue; then b) estimate the repair cost.

MLS Omissions

Missing from MLS’ list?

These three “specialized” inspections:

One. An optical scope of the home’s main sewer connection, to check for any cracks between the home and street (the homeowner’s responsibility — and very expensive).

Why bother?

Because the test costs $150, and the problem — while relatively uncommon — can cost $6k-$8k to fix, depending on far away the home is from the municipal (sewer) grid, and how accessible (or not) the line connecting the house is.

Two. HVAC, to estimate the cost of a new furnace; remove an older, asbestos-wrapped furnace; install a new central a/c unit; upgrade an electric service panel, etc.

Pssst! (at least for home sellers):  consider paying $500 rather than 4-6x that, and consider including a home warranty with the sale.

Three. A swimming pool contractor (if applicable), to weigh in on the condition of the pool.

My revised tally:  10 – 2 + 3 = 11 different types of inspections.

My prediction?

Give the long and increasingly unwieldy number of inspections to keep track of, the list collapses — “Big Bang-like” — all the way back to exactly one type of inspection:  “Inspection,” with a blank field below for Buyers’ agents to fill in as appropriate.

See also, “Home Buyer’s Final Walk-Through Inspection.”

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