by Joyce Richie

Created on: December 20, 2008   Last Updated: December 24, 2008

You've finally reached that point in your life where you're employed, financially stable, and ready to delve into purchasing a home. You've picked a realtor you're comfortable with, and have walked through so many homes you now actually know what Traditional American is opposed to a Contemporary Ranch. Then you find it. The house of your dreams. You can see your family warming their feet by the fireplace, sharing a meal in the cozy breakfast nook, taking a luxurious bubble bath in the garden tub.You are sold on purchasing this home! All that remains is the technicalities right?

You put in a hefty offer to the realtor and patiently wait to see if it's accepted. You are thrilled when your offer is indeed quickly snapped up. You break open the champagne and celebrate with your wife, already planning where to place your sofa and prized plasma big screen. Then moving day comes, and with the efforts of several family members and friends, your belongings are swiftly tucked into your new abode. Oh happy day!

At first you dont notice the perpetual water puddle seeping from under the magnificent garden tub. Nor do you see the foundation blocks crumbling from beneath your spic and span vinyl siding. You're even oblivious to the 6 inches of stagnant water filling the crawl space beneath your maintenance free vinyl kitchen floor. In fact,if it were'nt for the odor emanating throughout the house you may have never noticed it! Horrified upon finding this cesspool in your sparkling new existence, you immediately phone the realtor that represented you in purchasing the home. Horrified was nothing compared to the mortification when you're informed that the purchase was made 'as is' and there was nothing you could do. The blame in fact lies with you, as you failed to have a home inspection done on the property before the transaction was complete. She further explains your fault in not having a home inspection clause in your original offer. You are outraged!

Once you are aware of your error, you bite the bullet and decide to find someone to do a home inspection now, so you know what you've gotten into. After online research you've selected a few candidates and then decide to be safe rather than sorry. Placing a few calls to area realtors you learn their preferred people for home inspections and are able to narrow your candidates to one. Swallowing your embarrassment you phone for an appointment and explain when purchasing a home you neglected to have a home inspection done and would like to rectify that error, as you've noticed some problems with the house.

Once the home inspection has been done a few days later you are astounded to learn that your plumbing,crawlspace,foundation and other assorted issues are all in dire need of repair.You just purchased the home!Sadly that does'nt change the two pages of problems on the home inspection report that you are now stuck paying for.Problems that add up to several thousands of dollars in repairs and a deep depression in your bank account. If only you had known before purchasing a home, that with a home inspection you have more bargaining power for the purhase price, not to mention less surprises on the condition of your new belongings.

Insist on a home inspection clause in your purchase contract that would relieve you of further obligation in the event of a negative report. Also bear in mind when purchasing a home that if it seems too good to be true, it likely is. The reassurance a home inspection gives you is well worth the reasonable cost. In summation, when purchasing a home...don't let hindsight be 20/20.

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