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A thorough examination can help homebuyers avoid unpleasant surprises.

Many people wonder if they really need a home inspection. Home inspections are an added expense and usually optional, but experts highly recommend them. Imagine moving into your dream home only to discover the air conditioning is not able to cool the house. Or, what if you move in during the middle of winter, only to discover the heat is not working.

If you are planning to put in an offer on a home, make sure the offer includes a detailed statement regarding your rights to a home inspection. Your real estate professional will be able to guide you through this process. The standard contract used by real estate agents may give you the right to back out of a contract if a home inspection uncovers more problems you  are prepared to handle.

Be sure to discuss this with your agent  before you get to the point of making an offer on a home. If  the contract does not allow you to back out of the deal, look  into having a contingency added to the contract. But be sure  this is done before you get to the point of signing anything.

Don't assume the seller will be willing to make every repair you want. They may refuse to make any repairs. Read your contract carefully before you sign anything. Make sure you know the rights and obligations of all parties involved. Never depend on a verbal agreement. In order for an agreement to be considered valid, it has to be in written form.

Many homebuyers have found themselves in the difficult position of being "deeply in love" with a home only to discover a host of problems. A home inspector will be able to look at the home objectively to give you an unbiased opinion regarding the home. With a home inspector, you will get the facts. The facts are what you need to make a decision about whether or not you wish to go forward with the purchase of the home. In the end, you are the only one who can decide if you have the time, energy, and financial resources to devote to your home. However, don't forget that a home inspection which uncovers safety issues can help you prioritize any needed repairs.

If you are purchasing a brand new home, don't assume that it is problem-free. In a perfect world this would be true.

THINGS YOU SHOULD CHECK DURING A HOME INSPECTION:

• Turn all lights on and off several times.
• Turn the water and look under sinks for leaks.
• Test all appliances.
• Check the garage door openers.
• Open and close all doors and windows.
• Flush the toilets.
• Inspect ceilings, walls, and floors.
• Run die garbage disposal and exhaust fans.
• Test die heating and air conditioning.
• Make sure all debris is removed from the home.

Talk to people who have had a home inspection recendy. Did they have a positive experience? Would they recommend their home inspector? Also, ask your real estate agent for the names of local home inspectors. Your agent can be (and should be) a fountain of helpful information. Utilize them.

BEFORE YOU GET STARTED...

Here are some questions you should ask your potential home inspector:

1. What systems are covered through the home inspection?
2. Are there some services which require and extra fee, such as a septic system inspection? (FHA and VA financing require a septic system inspection.)
3. Will you receive a written report with photos of problem areas? You should ask for one, along with a checklist showing the results for all systems evaluated. It should also include reports written in paragraph form.
4. Ask for a time estimate. A thorough inspection can take three to five hours or possibly more.

If possible, attend the home inspection. Home inspections report all problems they find, no matter how minor. It is easy to get over-excited about something that is a minor problem if you do not have an understanding of what is really happening. If you see the inspection first-hand, this will help to alleviate some stress and give you an immediate account of what the home inspector finds. Many experts advise potential buyers to inspect the home before the official home inspection, if possible.

Make sure your home inspection includes environmental inspections. Test the water to be sure it is safe for drinking, cooking, etc. Your home should be tested for radon, a radioactive gas which has been found in homes across the United States. It is estimated that nearly of out of every fifteen home in the US has elevated radon levels. In the event testing reveals a high level of radon, mitigation systems costing from $800-$2,000 can be installed to correct the problem.

Also, be sure you test for lead. Over 75% of the nations housing contains lead-based paint because it was used extensively for many years in residential painting, and was not banned until 1978.

Visit www.hometest.com for more information about testing for water safety, radon, and lead in your home.