What to Know About Home Inspections in Massachusetts

I recently sat down with my sister, Leanne Mitchell, a local Realtor, to discuss what to know before buying a home in Massachusetts. This article shares her experience and my recent experience buying a new home. 

Should we buy a home that needs some work? Clients come to us with that question as they weigh their options to find their dream home. When searching for the right property, there are a lot of unknowns. You want to learn all you can about the condition of a home before the purchase. Yet, after an often-lengthy process of searching, narrowing down the choices, and finally getting an offer accepted, you probably have not spent much more than a few hours in the home.

That is why the home inspection process is so important. You want to know what you are getting yourself into.

Why an Inspection Is Important When Purchasing a New Home

A law recently passed in Massachusetts makes for a much more even playing field between seller and buyer. Before the Act Protecting Consumer Rights in Purchasing Safe and Habitable Homes in the Housing Bond Bill, buyers felt pressure to waive inspections to make the most competitive offer possible.

Without a thorough, professional home inspection, you walk into home ownership with blinders on. To learn as much as possible, here is what a potential homeowner should keep in mind as they go through the home inspection process.

Home Inspection Checklist

Knowing what a home inspector looks for will help you understand the process and know what to look out for yourself before and during the inspection. It will also help you understand issues raised while paging through the lengthy and detailed inspection report.  

A professional home inspector in Massachusetts will do a “visual examination of the physical structure and major interior systems of a residential building…” Here are a few of the things a home inspector will look for. As you tour open houses and walk through homes with your Realtor, be aware of these common home inspection concerns:  

1.  The Foundation - First, what kind of foundation does the home have? Modern construction uses concrete foundations, but many older New England homes use materials like fieldstone. Concrete foundations can have issues, but older fieldstones are especially prone to challenges. Look for signs of being out of level, like cracks. Does the flooring above slope or buckle? Do the walls or ceilings have cracks running through them? If the windows or interior doors are not easy to open this might be due to being out of plumb. All of the above indicate potential structural issues that start with the foundation.

2. Exterior - The condition outside can tell you a lot about pride of ownership. Look at the condition of brickwork, siding, and other materials used. Are there signs of rot around window trim and other points where water is directed off the roof? Is there paint peeling? What is the condition of the decking?

3. Electrical - The home inspector will be looking at things like amperage and the age of the wiring and service panel. Older homes may have evidence of knob and tube wiring and fuses rather than breakers at the service panel. Are the outlets grounded? Are GFCI outlets installed near plumbing fixtures and functioning properly?

4. Roofing - The age and condition of the roof can make a big difference in a home sale transaction. If it is older than 20 years, you might discover the insurance company won't cover it, or it will increase the premium. In the appraisal process, the bank might reject financing for an old roof in poor condition. Look at the seller's disclosure, confirm the roof's age with the seller, and pay attention to any concerns raised about the condition during the inspection process.

5. Hazardous Materials - What kinds of hazardous materials should you know during inspection? Homes built before 1978 could have lead paint. Sellers need to disclose if they have tested for lead paint and, if so, what the results were.

There may also be signs of mold or evidence of asbestos. Home inspectors are limited by a code of ethics. They cannot make declarations about the presence of mold, asbestos, or lead. They may suggest a more detailed analysis from a professional. Positive results will require an abatement plan.

6. Water Damage - Water damage can present itself in many ways. First, look for signs of efflorescence around the foundation walls. This is a white lime coating that indicates a wet basement.

Ice dams and other roof leaks can also cause damage. Look for stained or rotted drywall or plaster. Check whether the toilets are wobbly; an unsteady toilet is a leaky toilet.

7. Windows - Older windows may be single-pane, requiring the use of storm windows as part of your home maintenance schedule. If they are newer, check for drafts around the edges. Improperly installed replacement windows may need to be properly insulated, decreasing the R-value they might be rated for.

8. Evidence of Pests - A home inspector will look for signs of termite or carpenter ant damage.

9. Ventilation - Are spaces adequately ventilated? Look for functional bathroom fans and ventilation in the kitchen, basement, and laundry room.

10. Energy Efficiency - If you are concerned about the home's insulation or the age of windows and other egress, consider hiring an energy efficiency expert as part of the inspection process.

A Home Inspection Helps Your Renovation Plans

While a home inspection cannot tell you everything about a home's condition, it does give you information to work with. It can help you begin planning renovation after the purchase is complete.

Knowing what to expect from a home inspection and some of the things the inspector will be looking for can help you make a more informed buying decision. If what is discovered during the inspection process is significant—like major foundation issues, pest damage, or water infiltration—that is helpful information as you negotiate to conclude the inspection period. For instance, if there is some old electrical wiring, it may be a good time to upgrade while you renovate the kitchen and main living areas.

To learn more about the home renovation process, please read our eBook, "The Homeowner's Guide to Creating the Dream Home You'll Love." If you are ready to discuss your next renovation, please schedule a home renovation discovery session.

Co-author Leanne Mitchell is the co-founder of MitchellGatto Team Real Estate out of BHHS Page Realty. Over the past 8 years, MitchellGatto Team has achieved elite award levels nationwide and internationally, placing them in the top 5% of Realtors for many years running. 

To learn more about the home renovation process, please read our eBook, “The Homeowner’s Guide to Creating the Dream Home You’ll Love.” And if you are ready to speak about your next renovation, please schedule a home renovation discovery session.