When you receive your home inspection report from Quasar Home Inspections, led by Certified Master Inspector (CMI) Bob Linn in Clovis, NM, you might notice a variety of items listed that differ from what you might expect based on national standards. It's important to understand that the City of Clovis and the surrounding areas often have building practices that vary from these standards. This blog aims to help you navigate these differences, particularly when determining what issues should be addressed by the seller and what might be considered reasonable to overlook.
Local vs. National Standards: What You Need to Know
In the world of home inspections, national standards often serve as the baseline for what is considered acceptable or safe in a home. However, these standards are not always tailored to the specific needs, climates, and building practices of local areas like Clovis, NM. For example, certain construction materials or techniques that are common and perfectly acceptable in Clovis might not align with national standards, but they are entirely safe and functional for homes in this region.
Why Your Report Includes FYI and Minor Defects
When Bob Linn conducts a home inspection, the report is designed to be as comprehensive as possible. This means that even minor issues, or items that might not be required by local building codes, are included. These are often marked as "FYI" or highlighted in blue as minor defects. The goal is to provide you with a complete picture of the home's condition, so you can make informed decisions. However, it's important to recognize that not all of these items will require action, especially when they are not mandated by local regulations.
Common Local Practices That Differ from National Standards
Here are some examples of common local practices in Clovis that might differ from what national standards would typically recommend:
1. Sealant Missing Between Different Claddings
In Clovis, NM, it's not uncommon to find homes where sealant is missing between different claddings, such as between windows and brick or molding and brick. This practice, while it may raise concerns in other regions, is often considered standard here due to the area's dry climate, which reduces the risk of water infiltration. In most cases, this is not considered a significant defect and is typically noted in the inspection report as an informational item rather than a necessary repair. Homebuyers should understand that while adding sealant can enhance moisture protection, it is generally not required in this region and may not be something to insist upon during negotiations.
2. Water Heater Drain Pans and Seismic Strapping
In Clovis, NM, it's common to find homes where water heater drain pans and seismic strapping are not installed. While these features are recommended in many other areas, especially those prone to earthquakes or significant water damage, they are not typically required or commonly used in this region. The local building practices often consider the risk factors in Clovis, such as the low likelihood of seismic activity and the dry climate, making these installations less critical for most homes.
3. Attic Insulation
National standards often recommend more extensive insulation in attics and crawlspaces to ensure energy efficiency and comfort. However, in Clovis, NM, where the climate tends to be milder, local building codes may permit less insulation, or in the case of crawlspaces, sometimes no insulation at all. This practice is an adaptation to the local environment and is not considered a defect. Homeowners should understand that this approach is typical for the area and adequately meets the region's requirements for insulation.
Although these items and many others like this are typical for the Clovis area, this doesn't mean I don't recommend following higher standards. The addition or improvement of such features is highlighted in the report so you can upgrade as you see fit. Enhancing these aspects can provide additional protection and energy efficiency, even if they're not required locally.
Be Reasonable When Submitting Objections
It's natural to want your new home to be in perfect condition, but it's important to be reasonable when submitting objections to the seller. Asking for every minor issue to be fixed could potentially derail the sale, especially if those issues are not critical to the home's safety or functionality. For example, a small crack in the driveway, missing CO detectors, or a missing gutter extension might be noted in the report, but these are common in Clovis homes and are often not deal-breakers. Many of these recommendations can easily be addressed or added for little expense, allowing you to focus on the more critical issues without jeopardizing the deal.
1. Focus on Safety and Structural Integrity
When reviewing your inspection report, prioritize issues that could affect the safety or structural integrity of the home. These are the items that should be addressed with the seller. Examples include significant roof damage, major electrical issues, or foundational problems.
2. Consider Local Norms
Remember that some items might be marked in the report because they don’t meet national standards, but they are standard practice in Clovis. For instance, the use of certain materials or the way homes are insulated might differ from national norms but are perfectly acceptable locally.
3. Balance Your Requests
Be mindful that submitting a long list of minor issues for the seller to address could lead to a counteroffer or, worse, a failed deal. Focus on what truly matters and consider handling minor repairs on your own after the purchase.
The Role of Your Inspector: Guidance and Education
One of the key roles of Bob Linn and Quasar Home Inspections is to educate clients about what to expect from their inspection report. The goal is not to overwhelm you with every tiny imperfection but to help you understand which issues are significant and which are typical for the area. Bob Linn’s expertise in the local market means that he can provide valuable insights into which items are worth addressing and which are common in Clovis homes.
Protect Your Dream Home by Being Informed
Buying a home is one of the biggest decisions you’ll make, and it’s essential to be informed about the condition of the property. However, it’s equally important to understand the context of the inspection report—especially when it comes to local practices versus national standards. By working with a knowledgeable home inspector like Bob Linn at Quasar Home Inspections, you can confidently navigate the inspection process, make reasonable requests, and secure your dream home without unnecessary complications.
If you’re looking to buy a home in Clovis, NM, or the surrounding areas, trust Quasar Home Inspections for a thorough and informative inspection. Bob Linn’s expertise will help you understand what really matters in your inspection report, ensuring you can make the best decision for your future.