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By Wayne Porter

How many times have you heard the Tri-Cities’ stock of older homes being described as an asset of “good bones” that presents unique architectural features and character to the community?

It’s an apt discussion because much — most in some cases — of the local housing market is a lot like the median age of the region’s aging population. According to the latest Census count, close to half of all the homes in the region are more than 40 years old or older. Here’s a countdown of the median age of homes by county:

Carter — 42
Greene — 41
Hawkins — 40
Johnson — 44
Sullivan — 48
Unicoi — 48
Washington Co., Tenn. — 43
Scott Co., Va. — 50
Washington Co., Va. — 43

Sullivan County sales data from 2023 illustrates the fact that older homes haven’t dampened buyers’ housing appetite. During that year, 37.9% of the homes that sold were 24 to 43 years old. And only 9% were in the 13-year-old to 1-year-old class.

It shouldn’t go unnoticed by buyers or sellers that the age factor has and continues to put additional stress on the importance of home inspections.

There was a time during the early days of super-heated home sales when it was common for buyers to skip home inspections to enhance their offer. For the most part, those days are over. The current consumer mantra is all about understanding inspections and knowing what to expect from them.

So, here’s a brief primer on what to expect from a home inspection from a certified inspector.

You will receive a visual inspection and written report or checklist on the home’s primary systems’ condition. That includes the heating system, central air conditioning system, and the interior electrical and plumbing systems. It also includes checking the attic and its visual insulation, walls, ceilings, floors, doors and windows. Add to all that the roof, foundation, basement, patio, decks and garage. Be sure to read your inspector’s agreement to see what is included.

It can take an hour and a half for a simple inspection on a smaller property to more than three and a half hours for a larger property. That’s because it’s a thorough process that relies on standards set by the National Association of Certified Home Inspectors and the state standards for the Tennessee Home Inspectors Licensing Program. But it’s not a pass-or-fail process.

Inspectors will be familiar with the local building code, but the home inspection is not a code check. Its goal is to evaluate and describe the home’s physical condition at the time of the review. An indication of what may need repair or replacement can be included, but whether or not any of that happens is up to what the buyer and seller agree to in their negotiations. As with all negotiations, there’s a virtually endless list of options.

Here’s a basic checklist of best practices for hiring a home inspector:

– Check their license status. Tennessee’s Home Inspector Licensing Program was enacted in 2005 to ensure that only qualified persons are licensed home inspectors and that those inspectors extend a professional and educated opinion on the condition of the homes they inspect.
– Are they certified by the American Society of Home Inspectors?
– How long have they been an inspector, and the number of inspections they do is also a consideration?
– Understand the inspection fee upfront. Costs usually range from $250 to $500, depending on the property’s location, the type and size of the property, and the scope of the inspection. Some buyers get several cost estimates before hiring an inspector.
– Ask for references, including some previous customers, and talk to them.
– Discuss in advance how long you will have to wait for the report after the inspection is completed.

Finally, while you should expect a checklist of the weak points to be turned up during the inspection and options you may have to resolve the issues, it’s not unheard of to see the report include some of the property’s strong points.