Making a home purchase contingent upon a satisfactory structural and mechanical inspection is prudent for all parties. An inspection protects the buyer from unexpected, catastrophic defects; and it lessens the seller’s potential liability. Even when the buyer is certain that the house is in good condition, an inspection is valuable because a good inspector will help the buyer to understand the mechanical systems, and to develop a long-term maintenance plan: What should be done during the first year of ownership, within the first three years, within 5 years?

If unexpected deficiencies are discovered, a properly-worded inspection contingency should allow the buyer to terminate or renegotiate. But such renegotiations should be made in good faith, not as a ploy. Occasionally a buyer will say to me: “I’ll offer full price, but after inspections we’ll renegotiate.” Perhaps they have read that in a book, or maybe they have been watching too many infomercials. My advice to clients is to note any defects known to us at the time of our offer, and to let the seller know that we have adjusted the terms of our offer to account for the expected cost of remedies. An up-front approach builds confidence and makes for a strong transaction. Renegotiations should be reserved for unexpected surprises.

In Vermont, inspectors are not licensed, and anyone can call himself or herself an inspector. Some inspectors are civil engineers, other have a background in construction. A seller’s agent must not “steer” a buyer, but must give 3 or 4 names of inspectors to an unrepresented buyer. A buyer’s agent can give the buyer advice about selecting professionals. It is best to discuss with the inspector what items will be covered, and whether there any limitations to the inspection. Be sure to ask about radon testing. Water tests can vary from a simple bacteriological test, to a battery of chemical and mineral testing. What about mold? Asbestos? Septic? If possible, talk with an inspector before making an offer in order to be sure that the contractual deadline for the inspection contingency will fit in with the inspector’s schedule.

A serious talk with your inspector should help you decide on the balance between expense and protection.