Inspections Process in the Taos Real Estate Transaction

Posted by Jim Kimmons, Broker/Owner • September 1, 2008 • Printer-friendly

Home inspections in the Taos real estate market definitely have their own character, just as the properties being inspected. We have some interesting and challenging architecture and construction, including:

very old adobe homes;
pueblo style with flat roofs;
territorial style with peaked roofs;
geodesic domes;
off-the-grid earthships; and even
homes converted from railroad cars and water towers.

The Taos real estate market could have it's own Extreme Homes Show for sure. But that's just one aspect of inspections. Let's go through the process. First, the most common inspections done on homes include:

structural;
roof;
heating and rarely cooling;
electrical;
plumbing;
water well;
wood destroying insects; and
radon.

The first 5, and sometimes six of the inspections are normally done by the general home inspector. They do a thorough inspection of the home's condition and write up an extensive report of what they find. We're not plagued with termites to any great extent, but carpenter ants are around. Many homebuyers call in a pest person to do a wood destroying insect inspection.

As far as radon goes, some of the Taos real estate general inspectors do it, and there are specialists available as well. Just know that northern New Mexico is one of the highest radon areas in the country. It is very likely that a radon inspection will turn up higher levels than the government recommends. It's also very likely that Taos real estate Sellers will not want to make corrections or to pay for them. It's one of those things that are frequently requested by buyers, but usually turned down by sellers. If you want radon abatement, it will usually be at your expense after closing.

Most of our Taos real estate purchase agreements have a date for inspection delivery at least two to three weeks after contract acceptance. That's because we don't have that many inspectors, and they usually need some time before they can do the inspection, plus a few days after in order to prepare the report. Our next report will be about the inspections objection and resolution process. We welcome everyone who wants to live here to Taos. Real estate here is always a good investment even if inspections can be a bit hair-raising.