Property Inspection Information, Options, and Order Form

  • Property Inspection Information, Options, and Order Form

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  • Refer to Paragraph #21 (Inspections) of the Purchase Agreement, which outlines the Buyer(s) and Seller(s) Responsibilities and Rights, the Deadlines for inspection Delivery, Objection, and Resolution, and details of the property inspection process. 

    • The Venturi Realty Group, Real Broker LLC, and its Brokers, strongly recommend that you, the buyer, satisfy any and all concerns you may have about the condition of the property you are buying.
    • Please ensure you do your due diligence to satisfy yourself. Everyone has different expectations as to conditions that may be acceptable to them.
    • It is important to remember that problems can still occur even after a thorough inspection. Based on our experience, some items may not meet your expectations or become faulty after the closing. In such cases, it will be your responsibility to address these issues. Consider a Home Warranty to help with unexpected issues.
    • Per the Purchase Agreement, the Buyer has the following affirmative duties:
      a. Conduct all due diligence necessary to confirm all material facts relevant to Buyer’s purchase.
      b. Assure themselves that the Property is exactly what the Buyer intends to purchase.
      c. Become Aware of the condition of the Property through inspections, their own investigation, and observation.
      d. Investigate the legal, practical, and technical implications of all disclosed, known, or discovered facts
      regarding the Property.
      e. Review all written reports provided by professionals and discuss the results of reports and inspections with the professionals who created the report and/or conducted the inspection.
    • The Buyer(s) is advised to exercise all the rights in accordance with the Purchase Agreement to investigate the Property. 
    • Unless otherwise waived, Buyer(s) may complete any and all inspections of the Property that they deem necessary. 
    • The buyer must not perform or permit any invasive, potentially damaging inspections without the seller's written approval, which the seller can deny at their discretion.
    • The Brokers in this real estate transaction are not qualified to give opinions about anything to do with the structure, structural condition, or any defects that may exist, either visual or latent.
    • Buyer shall have the right to select all inspectors unless otherwise provided for in the agreement. If the Broker or Transaction Coordinator refers any inspector, the buyer should independently investigate and evaluate the inspector. The decision to hire an inspector is based solely on the Buyer’s independent investigation and evaluation.​

    IMPORTANT NOTE: All inspections must be completed and reviewed, and Objections must be made no later than the Inspection Objection Deadline in Section 21 of the Purchase Agreement.

  • Review the following Inspection options and choose Obtain or Waive

    Important: Unless agreed to in the Purchase Agreement, the Buyer(s) is responsible for the costs of inspections obtained, even if the purchase is canceled.

  • FULL HOME INSPECTION:

    This is the most common inspection, providing a broad overview of the home's condition. It is a noninvasive, nondestructive examination of the interior and exterior components listed in 16.66.7 of the NM Home Inspector Licencing Act Standards of Practice, including SITE CHARACTERISTICS AND EXTERIOR • STRUCTURAL COMPONENTS • ROOFING • PLUMBING • ELECTRICAL • HEATING • COOLING AND AIR CONDITIONING • INTERIORS • GARAGES • INSULATION AND VENTILATION • FIREPLACES AND FUEL BURNING APPLIANCES • BUILT-IN APPLIANCES. The Standards of Practice provides important information regarding the minimum standards for home inspections in New Mexico and details what the licensed inspector shall inspect and what the inspector is not required to inspect.

    The Home Inspector will provide a written report detailing the functionality of home systems, recommended actions for any issues, explanations of adverse conditions, unexamined components, and a disclaimer about building code compliance. Inspection Report Requirements for NM.  Samples of Home Inspection Reports

    In New Mexico, Home Inspectors who provide a Full Home Inspection must hold a Licence issued by The New Mexico Home Inspectors Board of the NM Regulation and Licencing Department. Visit the NMRLD License Search site to search for a Licenced Inspector.

  • WOOD DESTROYING INSECTS INSPECTION: This visual inspection may reveal signs of infestation of wood-destroying insects such as Termites. The inspector does not look into walls, under carpets, take apart equipment, move furniture, or move other items for access, nor are the inspections designed to inspect ductwork or attics.

    Sample Report (NPMA-33): Wood Destroying Insect Inspection Report and Information Regarding the Scope and Limitations of the Inspection


    DRY ROT INSPECTION: This inspection is typically performed by the Wood Destroying Insect Inspector.
    This visual inspection may reveal signs of wood infested by decay, including certain decay fungi. The inspector does not look into walls or under carpets, move furniture, disassemble equipment, or move items for access. 

    From Wikipedia: About Dry Rot 

  • SEWER or SEPTIC LINE INSPECTION/SCOPING: A sewer or septic line inspection is a specialized evaluation that focuses on the condition and functionality of a home's main waste line—the pipe that carries waste from the house to the municipal sewer system or a septic tank. This type of inspection is particularly crucial because issues with the line can lead to serious problems, including backups, leaks, and significant repair costs. This involves a video camera scoping the line to check for Obstructions or Blockages, Pipe Condition, Connections and Joints, and Proper Drainage. Sewer/waste pipes that are not accessible or visible will not be inspected.

  • RADON TESTING: Radon is an odorless, colorless, naturally occurring radioactive gas resulting from the decay of uranium in the earth and rock that can cause health issues. This inspection measures radon levels in the home to ensure they are below EPA's recommended levels. 

    For more information on Radon visit: EPA's Home Buyer's and Seller's Guide to Radon

  • STRUCTURAL ENGINEER INSPECTION:  Structural inspections are conducted by qualified professionals, such as Structural Engineers or licensed Home Inspectors with this specialized expertise. The purpose of a structural inspection is to evaluate the overall structural integrity of the building and identify any issues that could affect the safety or stability of the property. This includes examining the foundation, walls, floors, ceiling, roof, and other critical structural elements.

    You can order the inspection now if you have any concerns about the property's structural condition. If your Full Home Inspection identifies concerns, it can be ordered at that time. 

    Learn More About Residential Structural Inspections

  • MOLD TESTING:  Mold testing specifically looks for the presence, types, and concentrations of mold through the collection and laboratory analysis of samples like air samples, surface samples, or bulk material samples.

    EPA: About Mold

  • KITEC OR POLYBUTYLENE PLUMBING INSPECTION: This is a visual inspection by a licensed plumber to check the accessible plumbing for Kitec or Polybutylene. It has been reported that both types of plumbing have had issues where the material fails. The plumbing type may be difficult to identify and, therefore, may not be identified by the Home Inspector, which is why a more thorough inspection may be required. 

    More about Kitec Plumbing can be found at KitecSettlement.com 

    More about Polybutylene Plumbing can be found Here

  • Conditional Inspection Options

  • SEPTIC INSPECTION: REQUIRED for properties with a septic system (shared or private). The New Mexico Environment Department requires a Property Transfer Evaluation to be completed. This requirement cannot be waived and must be completed by a third-party inspector who holds the appropriate license by the state. This inspection checks the septic tank and drain field for proper function and compliance with health regulations.

    More about the Property Transfer Evaluation Process HERE.

    In most cases, the Seller (current owner) will be responsible for this requirement, but not always. Check with your Broker and the Purchase Agreement for specific obligations and deadlines.

    COST: $600-$800

  • AIR DUCT INSPECTION: This is a visual (video camera) inspection of the accessible "in-floor" heating and air conditioning ducts. It focuses on evaluating the condition of a home's ductwork system and typically covers Cleanliness and Debris, Leaks, Damage, Blockages, Mold/Mildew, and other Contaminants. A written report and a video recording of the inspection may be provided. This inspection does not include a detailed energy efficiency assessment or check HVAC equipment functionality.

    From the EPA: Should You Have the Air Ducts in Your Home Cleaned?

  • WELL AND WELL WATER INSPECTION: Well and Water inspections generally fall into these categories: Well Equipment, Yield, and Water Quality. A Well Equipment inspection generally covers the assessment of the pump, pressure tank, and all related mechanical components to ensure they are functioning properly and efficiently. The Yield Test (aka Flow Rate) measures the well's ability to supply enough water for household needs over a specific period. Common water quality tests check for bacteria like E. coli, as well as chemicals like arsenic, radon, lead, and nitrates. The specific contaminants to test for will depend on the local geology and any potential sources of pollution near the well. A water potability test may be required by the mortgage lender.

    NM Environment Department: The Health Benefits of Testing Drinking Water Quality

    NM Environment Department: Guidance for Owners of Private Wells

  • FIREPLACE AND CHIMNEY INSPECTION (Additional): The Full Home Inspection includes an inspection of the accessible fireplace and chimney listed in 16.66.7.22 Home Inspection Licensing Standards of Practice.

    An additional inspection can assess the system's structural integrity, check the interiors of vent systems, flues, and chimneys, and/or perform a cleaning.

  • POOL/HOT TUB INSPECTION: A pool inspection is a comprehensive evaluation of a swimming pool's structure, equipment, water quality, safety features, and overall maintenance. It involves a visual inspection of the system and accessible equipment. American Society of Home Inspectors publishes the Pool and Spa Standard. This is recommended, but you will need to verify with your inspector the scope and detail of the inspection.

  • IN-FLOOR HEAT RADIANT INSPECTION: An in-floor radiant heat system inspection involves examining the components of the underfloor heating system to ensure they are functioning properly. This includes checking the boiler or heat source, the network of pipes or heating cables embedded beneath the floor, the thermostat controls, and any zones or manifolds for even heat distribution and potential leaks or blockages. The inspection aims to verify the system's efficiency and safety in providing consistent, uniform heating.

  • PHOTOVOLTAIC (PV) SOLAR SYSTEM INSPECTION: A solar inspection evaluates the components and installation of a solar panel system to ensure they are functioning efficiently and safely. This includes checking the panels for damage or degradation, verifying proper wiring and electrical connections, assessing the mounting and structural integrity, and ensuring the inverter operates correctly. The inspection aims to maximize the system’s performance and longevity while ensuring compliance with local electrical codes.

  • OTHER ENVIRONMENTAL INSPECTIONS: In addition to Mold and Radon Testing, these inspections/tests may reveal conditions that could be hazardous to human health. Environmental inspections are essential to ensure a home is safe and free from various hazards that can impact both health and property value. EPA: Protect Indoor Air Quality in Your Home

    More Information On...

    VOCs - EPA: Overview of Volatile Organic Compounds

    Lead - EPA: Lead (Pb) Air Pollution

    CO - EPA: Carbon Monoxide's Impact on Indoor Air

    Asbestos - EPA: Learn About Asbestos

    About Phase 1: Phase 1 Environmental Site Assessment

  • ADDITIONAL INSPECTIONS:  To fully understand your potential new home, consider additional inspections beyond the standard ones. Prices will vary. There may be other inspections and warranties available not listed here or known to your Broker. If you need additional inspections, inform your Broker immediately.

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