Looking at Areas of Concern in a Home Inspection

So the home seller has accepted your offer, and you've scheduled a home inspection. If the inspector raises any doubts about a big-ticket item, such as the condition of the roof or furnace, or if she recommends additional tests or inspections, you'll need to schedule follow-up inspections. For example, if the furnace is old, call in a heating and air-conditioning contractor to inspect it more thoroughly. The cost of repairs to any of these items varies depending on the nature of the problem and material and labor costs in your area.

Areas of concern regarding a home inspection often include the following:

• Foundation: The entire house rests on the foundation. If it shows signs of water damage or serious settling, have it professionally inspected. Fixing the problem may be a simple matter of repairing the gutters to direct more water away from the foundation (inexpensive) to jacking up the house and pouring a new foundation (extremely expensive).

• Electrical system: If the home inspector points out any concerns about the electrical system, have a licensed electrician inspect it. An electrician can tell you whether the system is up to code and, if it's not, provide an estimate on the cost to bring it up to code.

• Plumbing and septic: A home inspector typically checks the plumbing to ensure that the water pressure is sufficient, nothing is leaking, and drains are freely flowing. If the plumbing appears to be substandard, have a licensed plumber inspect it. If the septic system is over 10 years old, have that inspected, as well.

• Aging, big-ticket items, including furnace, A/C, and roof: If something is old but working, don't assume it's okay. Have a licensed contractor check it out. Even if a furnace is heating the house, it may be leaking carbon monoxide or have other problems that the inspector doesn't notice.

• Attic and insulation: Make sure that the inspector checks the attic. Does it have sufficient insulation? Does the insulation contain asbestos? Does the underside of the roof show any signs of damage or leaking?

• Grading: Does the ground slope down away from the house as it should? Poor grading can funnel water right into the home's foundation and is costly to fix.

• Lead-based paint: In some homes built before 1978 and many homes built before 1960, lead-based paint may be present. You can pick up a test kit at your local hardware store to test for lead. In some cases, correcting this problem can be cost-prohibitive — because you must disclose the presence of lead-based paint on your Seller's Disclosure document, it can drive a lot of potential buyers away.

• Asbestos: Commonly used to insulate furnaces and water pipes, asbestos is a health hazard that's costly to deal with. If it turns up in a home inspection, obtain a couple of estimates on having it removed, and then calculate that into your rehab costs.

• Radon: Radon is a known cancer-causing gas that can be a problem in some areas of the country, and often requires that the foundation be sealed and vented or even completely replaced, which can cost thousands of dollars. Your local environmental protection agency can tell you if radon is a problem in your area.

• Toxic mold: If the home shows any signs of moisture damage or mold stains, have it tested for toxic mold and determine the cost of eliminating the mold and its cause. The presence of toxic mold (often called black mold, even though it's not always black) is enough to kill a deal — fixing the problem can cost as much as the purchase price of the house. If you suspect mold to be a problem, call a certified mold remediation specialist for additional testing and any necessary treatment.

• Lead pipes or lead in water: Some homes built before 1940 have lead pipes or copper pipes joined with lead solder. If lead is a concern, call your local water company to have the water tested. The cheap fix is to install a water filter for the drinking water. More expensive fixes call for replacing the pipes or installing a whole-house water filtration system.

The home inspector is sort of like your family doctor. She can give you a quick examination to tell whether you're generally healthy or not, but if you have any specific complaints that she's uncertain about, she refers you to a specialist. The home inspector can tell whether everything is functional, but if you or the inspector has a specific concern, consult a specialist.