Extensive home inspection

[busterbrown16]

So, I have a pretty good opportunity to purchase a "flip gone bad" home for a really good price. Went to check out the house last night and it is in good shape. The flipper had just about finished when they ran out of money and the bank foreclosed. But I have visions of Tom Hanks and the money pit and before I make any moves I want to make sure I can get the house inspected to see what I am getting myself into.

I have bought houses before and had the $300-400 inspection, but I want an extensive inspection that looks at the plumbing, electricity, foundation, etc. Does an inspection like this even exist or would I need to get specialists to look at each of the systems?

Any help is appreciated. Thanks.

 

[NCAAFBALLROX]

I'm a roofing contractor in the Austin 'region' (meaning I travel from Wacko to San Antonio).

For real estate pre-sale type inspections, I have a standing rate of $ 150.00 for up to 1 hour (+ no more than 30 minutes one way driving time) & a verbal explanation combined with a simple checklist type description.

If it's a written product that I'm doing, I have a basic charge of $ 250.00 for up to 4 pages & that will have an introductory description for the lead in page & probably include a few photos (I mention that part so that the customer won't think I'm doing a 7th grade trick of "triple spacing" to pad the report size). Each additional page after 4 is $ 75.00 each... if you're interested to see one that I did about a year ago, send me a PM & I'll forward it via Email in .pdf format.

I have a friend who is a licensed journeyman & he could probably do something similar for electrical.

As to the rest of it, I have no contacts.

Anything I provide is under the framework of "in my opinion / in my experience" because roofing is NOT a licensed trade by the State of Texas.

 

[HatDaddy]

Just had one done for another house we are buying.
Our inspector finished with 16 pages at a cost of $375.
My realtor said it was the most indepth report he has seen.
It's good in that it is thorough, but that is a lot of stuff to think about.

Dallas area by the way.

 

[valencia]

On my daughter's home we were advised to us a structural engineer. He wrote up 9 pages and the seller repaired every one.

 

[valencia]

Please check messages.

 

[busterbrown16]

HatDaddy - The house is in Dallas. Can you pass along the name of your inspector?

Valencia - thanks for the info. Did not get a PM. Feel free to email me at [email protected].

Thanks.

 

[WooHorn]

I would avoid a structural engineer unless there is a specific problem noted by another inspector. Just pick a good general inspector and ask them to really tear into the house.

We used a recommended engineer in addition to a good general inspector when we purchased our "normal" house and he noted foundation problems and extensive repairs. Our good inspector noted why each example of evidence of foundation damage was caused by something else. We never repaired, have been in the house 12 years, and remodeled down to the studs and added 1400 sq. ft. five or so years ago with no other signs or mention of any problems with the foundations.

 

[busterbrown16]

Yeah, I am more interested in someone that can really break down the house and give me the most information possible. Since the bank is selling "as is," I need to make sure all my bases are covered.

I won't do a foundation inspection unless necessary. Mainly concerned about plumbing, electrical, and stuff like that.

Thanks.

 

[DallasCMD]

In reply to:

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[Uninformed]

Good luck. I asked for a second inspection because of some issues that I had with a house. I wasn't present and I told my real estate agent to tell the inspector to keep his comments to himself.

Well the home owners were there and he told the owners that the issues weren't bad. F' him (and my agent). He did exactly what I told him not to do and it cost me a fair amount of money.

And get this. I bought the house and he missed a fairly major problem. There was wood between the first floor chimney and basement chimney. This was done to prevent smoke from entering the basement. To fix the problem correctly would cost about $10K to fix.

So be careful that you aren't wasting your money with the second inspection. And make sure they do exactly what you want them to do.

 

[Smurfette]

I'd suggest making sure you hire an inspector w/ good recs, then be present so you can ask him straight up whether or not he would buy the house.

 

[taco]

^^^ a lot of them won't answer a question like that. it can be annoying. I can see why, but the idea is to help the customer.

 

[JohnnyM]

if I was an inspector I wouldn't answer that question either. their job isn't to make your decision for you, it's to give you information to make your own decision.