If you don't have a Home Inspection before buying real estate, you're NUTS!

You may end up buying a "pig in a poke" instead of a good investment!

Your offer should have contained an inspection contingency giving you the right to have a professional inspection.
The seller is expecting a report from someone trained in this area to give a fair evaluation on the condition of the house.
No matter what your qualifications or expertise, ALWAYS have another professional perform the inspection.
After all, surgeons don't operate on themselves.

Getting a home inspection can be fraught with pitfalls to the uninformed.
Most States don't license home inspectors!
If a real estate inspector claims they are licensed, check it out carefully.
Most of the time, their "license" is in some other field like contractor or construction.
There is nothing wrong if they have a license but, it should raise a red flag if they are claiming to be a "licensed home inspector" in a State that doesn't license them!.

Finding a Pre-Screened Home Inspector: A real estate home inspector should be just that!
Do not employ anyone who has another business that is related to making repairs unless you want to run the risk of having a conflict of interest.

If there are repairs needed that the real estate seller is not doing, you can ask the inspector to recommend someone BUT, also get other bids on the project before you decide.

How do you find one?

Click on this LINK to find a certified, pre-screened inspector in your area.
You can also check the local Yellow Pages, your local BBB, or ask people you know if they have had a home inspection recently.
A good real estate inspector should belong to an appropriate trade organization like the National Association of Certified Home Inspectors or have some other recognized affiliation. I would be very wary of hiring any inspector who is not certified in his trade!

Make sure your inspector has "Errors and Omissions" insurance to protect you in the event anything he does, or doesn't, report faithfully causes you damage.

Ask for references and call the owners to find out if they have had any major problems resutling from their home inspection.
Remember however, no inspector can be perfect all the time and don't penalize them for small errors.

One word of caution: I know you trust your real estate agent but some inspectors have a reputation of being less critical on an inspection than others.
Some real estate agents like to use these inspectors so the deal goes more smoothly!

If you check references, you should be O.K.

What a real estate inspection covers:

A typical inspection evaluates the condition of the home "as is".

The inspector should check: the heating and a/c systems; electrical wiring, sockets and switches; plumbing, toilets, tub, showers and fixtures; windows; walls, both interior and exterior; attic; basement or crawl space; foundations if accessible; floors; ceilings, and anything that is likely to be a problem or need repair.

Optional or "extra" inspections

Some of these items are beyond the scope or ability of the inspector and require certified specialists to determine the status.
Some are extra charge items not normally evaluated.

Environmental hazards such as radon gas.

Hidden mold.

Asbestos in ceilings.

Water contamination.

Lead paint.

You can purchase kits to test for some of these.

Termite and wood destroying insect inspections should be carried out only by licensed Structural Pest Control companies.

What to expect: You should be given a written report on all the defects found.
Some of these may be major.
For instance, you may need to replace the a/c compressor or the chimney may be cracked and need extensive repair.

This report needs to be given to the seller along with any request for repair or replacement.
Your real estate agent should handle this for you.

Some may be minor like cosmetics or normal wear and tear and usually are not worth causing possible ill will, or the sale falling through, by insisting they are rectified.

With the major items you have bargaining power, especially if they are safety or habitability related.

For instance, if the house needs a new furnace, you can either negotiate a price reduction or credit, or insist the seller replace it or no deal.

This MUST be done during the contingency period for your own protection.

Cost: Last but not least, expect to pay $350 and up for a good home inspection depending on the size of the property.
A good inspection puts your mind at rest and you should then have a fair idea what to expect when you own the house. IT'S WORTH EVERY PENNY!

ONE CAVEAT: Remember you are buying a "Used" house.
There are things which have a certain lifespan and you should not be expecting the seller, for instance, to replace a thirty year roof which still has a good five years of serviceability left.
This type of thing is already reflected in the price you agreed upon.