I wrote this brief article about home inspections because there is not much
emphasis put on them here in Los Cabos as there is in the states. In the states,
almost every sale is contingent on the results of a home inspection that is
preformed soon after getting an accepted offer. I suspect that here, with the
advent of financing and other changes in the complexity of the real estate
market, home inspections will eventually become part of every real estate
transaction.
Houses in Los Cabos are usually constructed with reinforced cement concrete
and concrete blocks; generally, there are no wood framed houses. Roofs are also
made of reinforced cement concrete and there are no basements or attic space as
you find in houses built in some parts of the states. Workmanship is good, but
this is not the U.S., this is Mexico where things are done somewhat different
but with simialar results.
What is a home inspection and who is "the inspector"?
A home inspection is a detailed inspection of all the components of a house;
from top to bottom, side to side, front to back. It is not just someone walking
about the property and nodding their head while making some notes. It is
performed by someone who is highly trained and knowledgeable in home
construction and maintenance. In the states, years ago, many people put on a hat
and called themselves a home inspector. That is no longer the case. Home
inspection is a highly regulated industry. Every state has certification and
licensing regulations and continuing education requirements to ensure the
quality and integrity of the inspectors.
There are no licensing regulations in Mexico and anyone electing to have a
home inspection done, should carefully check the qualifications and experience
of the person who is recommended. As in the states, your realtor will be able to
help you by giving you the name or names of home inspectors.
What is the purpose of a home inspection?
The inspection is to provide the client with as much knowledge as possible
about the condition of the house, including all appliances and even things that
can't be seen. Most often, the buyer arranges for the inspection. Generally, the
owner of the house is usually able to tell the buyer what they know about their
house. But you'd be surprised what many home owners don't know about their
house. As a nationally certified home inspector, I can remember owner's
responses when it was revealed that their house had problems like termites, bad
roofs, undetected structural or electrical problems, etc. As an inspector, I not
only looked for problems, I looked at all the good and interesting things about
the house. And even though the "good" things didn't always get in the report, I
still talked about them with the buyer, so they could get a good feel about the
house.
Sometimes an owner will hire an inspector before they offer their house for
sale. The owner will use the report to make repairs, replace appliances that are
at the end of their useful life, etc., so that the house is ready to be sold.
Remember, we don't always see the things that are most obvious to us
especially if we don't stop and ask ourselves "what am I seeing, what does it
mean or why is it significant and what do I have to do about it"?
What does the buyer (or owner) do with the report?
The report describes what the inspector found during the inspection. It will
list things that need to be repaired or replaced and in some cases, it will
include a cost estimate so the buyer will know what it will cost to do the work.
The buyer, knowing the good things and bad things, what needs to be fixed or
replaced, how long they can expect the air conditioning compressor to last
before it needs to be replaced, etc., can then decide whether or not to proceed
with the purchase. The buyer may give a copy of the report to the owner and
negotiate repairing or replacing the items that represent a significant monetary
investment. If there are a lot of problems, especially structural or insect
damage, it's not unusual for a buyer to exercise his contingency to not buy the
property.
Recommendations
1. Always make the purchase contingent on having the house inspected by a
qualified home inspector; the inspection usually is made within 5 to 10 days of
acceptance of the offer. The contingency should also state that you must be
satisfied with the results of the inspection but you can't be unreasonable in
your expectations, i.e., a few minor problems can't be a reason to void the
contract. 2. Check the qualifications of the inspector; their training,
experience, and references. 3. Always accompany the inspector to see and
understand what he's talking about. Ask questions. A good inspector will take
time to explain things to you. For example, how central air conditioning works,
how to properly maintain the condenser and air handler and how long you can
expect the compressor to last before it needs to be replaced.. 4. Negotiate with
the owner on major items that need repair or replacement. Negotiating minor
items is wasting your time and their time. A resale house is a used house and
you can't expect everything to be perfect and "like new".
Purchasing a house, whether it's your primary residence or a vacation home,
is an exciting and happy time in your life. Don't let it be anything else.
Richard Cooper October, 2005
CABO SAN LUCAS COLDWELL
BANKER