Buying a home is one of the biggest purchases of your life and you want to be cautious that you don’t make any mistakes that you’ll regret later on.  Here are the top four most common mistakes made when buying a home, along with tips on how to prevent yourself from doing them or how to recover if you have already made them.

Mistake #1: Not Getting Pre-Approved  The biggest mistake made by homebuyers and is the first thing you should do if you plan on buying a new home!

How to Prevent: Easy, get pre-approved! By getting pre-approved, you’ll be able to search for homes that are affordable for you, while also putting you in a strong negotiation position when you make an offer.

Mistake #2: Not Using a Qualified Agent  If you’re not sure why you should use a buyer’s agent, click here.  Ask friends, family or your loan officer for recommendations of who to use.

How to Recover:   It’s never too late to get an agent, even if you’re already at contract, they can help with all the legal and negotiation aspects.

Mistake #3: Not Getting a Thorough Inspection Getting a thorough inspection is the only way you’ll know you have real knowledge about the house.

How to Prevent: Hire a licensed home inspector.  They take the emotion out of inspecting a home and give you a real, critique about the home you’re thinking to purchase.

How to Recover: If you didn’t hire a home inspector, try to get a good home warranty in case any issues do arise in the future.

Mistake #4: Focusing on Wants, Not Needs This mistake is usually made by first-time homebuyers, but can happen to even the most experienced homeowner.

How to Prevent: Make a list of must-haves and refer to it when you’re house hunting.  Make sure it is a list of NEEDS not WANTS.

How to Recover: If you’re in negotiations and realize you made this mistake, try using provisions of contract to either get our of the deal or fix the issues before you close.

Article provided by Ricardo Brasil

You want to prevent yourself from any big surprises when you’re thinking of a brand new property purchase, so contracting a specialized inspector for houses will minimize much of the stress regarding your potential property early on in the buying process.

However, it is not required to have an actual house inspection before signing the preliminary contract, so it’s probably best to understand as many things as possible about the condition of the home by having a genuine talk with the seller as well as doing your own inspection at which you could see any fundamental architectural damages and other potential damages.

A lot of vendors will probably be amenable to having you examine the house well before you sign the preliminary sales deal, and this might give you some leveraging influence when you are bargaining the closing cost.  The book “Smart Consumer’s Guide to Home Buying” (Barron) encourages all future homebuyers to prepare on inspection guideline and take note of whatever issues as well as areas of concern before the contract signing.  The authors of the book explain that, “If you are thinking about buying a house that will need renovation or upgrading, the more value will be derived from your mini-inspection.”

Create an inspection guideline for a home inspection report so that you can perform a thorough inspection of the real estate and also note down the overall look of the said real estate.  Below are a handful of the very important areas for you to check:

Learn about how old the property already is – you’ll need to ask the seller exactly when the house was built, what types of renovations or new construction took place on the home site, and also ask for any blueprints on hand.

Examine the foundation for potential problems – be on the lookout for big breaks or prehaps noticeable water conditions in the property or in the basement. Inquire regarding flooding issues and potential problems caused by weather that have taken their toll on the home in the past.

Examine the details of the house, especially the interior, for potential problems and other damages – you will need to be sure that all of the doorways do not have problems and also that all the walls are still stable and well-grounded. Keep an eye on any visible cracks or deterioration and make sure you also take a picture or two of anything that particularly stands out from the rest.  You will need to examine potential problems of odor or molds and check that all water pipes are crystal clear and funtioning.

Check out the exterior for damages and problems – do all the doors and windows have adequate insulation? Are they functioning properlty? Be sure that all the doors, windows and sidings are free of chips as well as any notieceable damages.

Review heaters and air conditioning appliances – inquire with regards to the average cooling and/or heating costs over the last few months, and try to find out how long it has been since the equipment were installed.  You have to know these things as sometimes, you might have to buy a new heating and air conditioning systems.

Besides the actual inspection report, you may consider having images or maybe short videos using a digicam to help you to review everything in more detail later on.  This kind of extra coverage and footage could also provide you an upper hand in the course of the negotiation process with the sales agent.

Article provided by Alex P. Anderson

Q: I found a place that is online with a Realtor, but it says to contact a “Buyer’s Agent” instead of the listed Realtor.  Why? What does this mean? -Shell, Las Vegas, NV

A: Having a good buyers agent is key. They can walk you through the buying process, at no cost to you.  They will be able to be the giver of advice, schedule appointments, explain to you about neighborhoods and properties.  They will negotiate on your behalf and write up contracts for you.  It’s a great service, and it’s free.  Why not take advantage of it?  Matt Laricy is a Realtor with Americorp Real Estate in Chicago, IL.

A: The listing agent has a fiduciary duty to the seller first and foremost.  It would be in your best interest to get a Realtor (who under these circumstances would be the Buyer’s agent) to represent you.  Think about it this way, if you were getting sued, would you hire the same attorney of the person suing you? Of course not.  You need someone who will fight for your interests/rights diligently.  Alex Cortez is a Realtor with Wailea Village Properties LLC dba/Island Sotheby’s in Kihei, HI.

A: Every person is entitled to their own representation.  A buyer’s agent is an agent who works with buyers, not sellers.  The listing agent’s first responsibility is with the seller.  If you use the same agent, it is considered dual agency. In other words, that agent will represent both sides.  Some question whether an agent can represent both sides fairly.  Consider a lawyer representing both sides in a court room.  It could be a conflict of interest.  Most buyer’s agents do not cost the buyer a commission since most are paid by the seller.  Beverly Houlier is a Realtor with Hilltop Chateau Realty in San Diego, CA.

A: You are not required to use the listing agent to see any house. It is almost always to your advantage and will almost never cost you anything to have your own agent.  This is a buyers agent.  It is a form of representation-any agent can act as one.  To take it a step further, you could look for an exclusive  buyers agent.  They specialize in buyers and do not represent sellers at all.  Linda Walters is a Realtor with Sage Realty LLC in Wayne, PA.

A: A buyers agent also called “selling agent” is a real estate agent that shows homes and matches buyers to homes.  They work hand-in-hand with “listing agents” who have a contract with a person or banks to list their property on the market.  So, if a property is on the market in NV for $100,000 usually the total commission the realtors would receive would be 6% (3% goes to the listing agent for listing it on the MLS, 3% goes to buyers agent for finding a buyer to buy-you).  In my book REO BOOM I discuss the difference between a “listing agent” and a “buyers agent” and how the listing agents control some of the best deals in the marketplace.  Aram Shah is a Realtor with Florida Capital Realty in Doral, FL.

A: A buyers agent works only for the buyer. That means the agent cannot show you any of their own company’s listings.  A dual agent is able to show ALL listings.  I suggest you interview a couple of different Realtors who are FULL TIME in the business and go with the one who you think is a good fit.  Maria Picardi-Kenyon is a Realtor with Re/Max Tri County Realtors in Hamilton, NL.

  Anytime that you purchase a home, whether it needs love or if it is move-in ready, you already need to be considering the resale of that home, no matter what your plans for the future might be.  This will better enable you to make the right choices at the right time.  Making good buying choices will help you make good selling choices later, and you wouldn’t want to make a purchase that will not return your investment plus a profit later.

  The Perks

  The price of a house that needs some attention is one of the main draws behind purchasing a fixer upper.  A large number of buyers are looking for something that is move-in ready so the competition for fixer-upper properties won’t be as high.  Many people are not willing to look beyond a building’s flaws to see its amazing potential, and sometimes you can find killer deals on overlooked homes because of some torn up carpet and a few broken windows.   There is also the ultimate advantage of being able to transform the home with your own ideas and visions, giving it the character you’ve always wanted in a home without spending a fortune.

The Downsides

  Since the price of many fixer uppers seem so affordable up front, many people focus on “today’s costs” and don’t think about the costs of tomorrow.  While many common issues with fixer uppers are relatively inexpensive to solve, some are not.  Painting, replacing carpet or adding a deck are pretty affordable, while replacing the HVAC systems or re-roofing can get pricey.  Having inspections performed by professionals is never a bad idea before you buy, but make sure you look for experienced inspectors, as they are not regulated by state.

Location, Location, Location

  It stands true no matter how you look at it.  Location is the first thing to consider when purchasing any home whether it’s move-in ready or a fixer upper.  Buyers will be more interested in appealing neighborhoods, than the character of the home.  Fixer uppers in nice neighborhoods that are owner friendly will always sell more successfully than those that are close to industrial area, or less accessible to schools, and other necessities.  Take the neighborhood’s growth into account when you purchase as well.  If it is an area where new housing developments are being built there will be a lot of buyers in the area in the future.

Layout

  Consider the layout of the home carefully.  What are its biggest selling points?  Buyers that have small children may not want to purchase a home where the bedrooms are too far away from one another.  Also, consider the size of the home.  Buyers looking for a certain size home may buy something larger, but rarely buy something smaller than what they had in mind.  Kitchens that have more than one entrance are a selling point, as is homes that open to a common room with multiple entrances.

Article provided by Linda Hare

Are you planning on buying your first home in the near future? Are you worried about making a mistake during the process that could cost you a significant amount of money? By knowing some common mistakes, you can avoid them and save yourself a great deal of time and frustration.

Buying your first home can be one of the most exciting experiences of your adult life.  But if you aren’t careful, it can also turn out to be one of the worst experiences in your life.  Here are some of the most common mistakes inexperienced homebuyers make and ways to avoid them.

Mistake #1: Thinking that buying a foreclosure is always going to be a great deal.

Buying a foreclosed home at a great bargain is often more difficult than it seems.  Usually, buyers experienced with foreclosures are the ones able to get the best deals.  A first-time homebuyer stands at a real disadvantage. Typically, a foreclosed home has been vacant for several months before it is put on the market. During that time, vandals can steal the pipes and wires, drag off the cabinets and appliances, or squat in the home.  Animals can burrow into the house, eating holes in walls, chewing on wires and spreading their feces.  Wind, rain, and snow can cause structural problems. Leaving a house empty for an extended period of time is a recipe for disrepair.  Experienced buyers know this and know what to look for.  They also know how much to estimate repairs will cost.  First time homebuyers have none of this knowledge. 

Unlike a normal house purchase, the foreclosed process does not generally allow for an inspection.  As a result, buyers have to guess at repair costs based on the outside appearance, the age, and the time left vacant.  If you want to avoid making a major financial mistake and still purchase a foreclosure, speak to someone knowledgeable with foreclosures and get an idea of common problems.  Then estimate the cost to make these repairs and decide if it’s still a good financial move.

Mistake #2: Not knowing what to look for in a qualified buyer’s agent.

Qualified buyer’s agents can help a homeowner buy a home in two ways.  First, they can help you identify a suitable property that is well priced for the market.  Second, they can help you qualify for a mortgage by organizing and presenting your finances in a way that appeals to lenders.  As a result, finding a good buyer’s agent is an important step.  A good agent will listen to your needs, spend time with you, and won’t get pushy.  They will have experience and be knowledgeable about the market.  A buyer’s agent, unlike the seller’s, works in your best interest and should represent you, not the seller.  Be sure your buyer’s agent does not have any special relationship with the seller’s agent. This is a conflict of interest that could undermine their advice. 

To find a good buyer’s agent, ask friends and relatives who have purchased a home recently if they could recommend someone they used.  If not, interview some buyer’s agents to find out if they have experience working with first time buyers and with buyers in your market.  This will help you find one that is qualified to take you on as a client.

Mistake #3: Not understanding the actual costs of owning a home.

As a first time home buyer, you might think that as long as you can afford the mortgage payments, you can afford that home.  But this is simply not true.  A mortgage payment is just one of many home ownership costs.  Property taxes and homeowner’s insurance should factor into your cost equation.  Maintenance and repairs are also something to consider because your home will definitely need repairs and upkeep regardless of how new it is.

Several of these costs can sometimes be rolled into your mortgage payment.  But it is important to consider all of these costs in addition to the mortgage payment so you can decide how much home you can actually afford to buy.

Mistake #4: Failing to get a professional inspection.

Getting a home inspection is an important part about buying a new home, but many inexperienced home buyers simply take the seller’s word that there is nothing wrong with the house.  A seller often isn’t under any obligation to tell you about the mold in the basement, or the leak in the roof, or anything else that may affect the sale of the home.  In most cases, the seller’s agent will hire a home inspector to inspect the home before the sale.  But this can be a conflict of interest since they are being paid by the seller.

To avoid this mistake and to save yourself from huge problems in the near future, hire an independent home inspector.  These inspections often only cost a few hundred dollars but they can save a buyer thousands of dollars – or even in rare cases hundreds of thousands of dollars – if they find something major that needs to be repaired.  Most home sales are based on a contingency of the results of the home inspection so you can either opt out of the purchase or ask the seller to make the repairs if you aren’t comfortable with the results of the inspection.  Often, home inspections pay for themselves.

Sellers will often reduce the purchase price as compensation for problems discovered during an inspection.

These are some of the more common and financially costly mistakes that first time home buyers and even some experienced home buyers make.  But by educating yourself on the common mistakes, you can avoid them yourself sleepless nights and a lot of money when buying your home.

Article provided by: CA Hagy

Here are the IRS’s top 10 tax tips for home sellers:

  1.  In general, you are eligible to exclude the gain from income if you have owned and used your home as your main home for two years out of the five years prior to the date of its sale.

  2.  If you have a gain from the sale of your main home, you may e able to exclude up to $250,000 of the gain from your income ($500,000 on a joint return in most cases).

  3.  You are not eligible for the exclusion if you excluded the gain from the sale of another home during the two-year period prior to the sale of you home.

  4.  If you can exclude all of the gain, you do not need to report the sale on your tax return.

  5.  If you have a gain that cannot be excluded, it is taxable.  You must report it on Form 1040, Schedule D, Capital Gains and Losses.

  6.  You cannot deduct a loss from the sale of your main home.

  7.  Worksheets are included in Publication 523, Selling Your Home, to help you figure the adjusted basis of the home you sold, the gain (or loss) on the sale, and the gain that you can exclude.

  8.  If you have more than one home, you can exclude a gain only from the sale of your main home.  You must pay tax on the gain from selling any other home. If you have two homes and live in both of them, your main home is ordinarily the one you live in most of the time.

  9.  If you received the first-time homebuyer credit and within 36 months of the date of purchase, the property is no longer used as your principal residence, you are required to repay the credit.  Repayment of the full credit is due with the income tax return for the year the home ceased to by your principal residence, using Form 5405, First-Time Homebuyer Credit and Repayment of the Credit.  The full amount of the credit is reflected as additional tax on that year’s tax return.

 10.  When you move, be sure to update your address with the IRS and the U.S. Postal Service to ensure you receive refunds or correspondence from the IRS.  Use Form 8822, Change of Address, to notify the IRS of your address change.

Article provided by: Stephen Fishman, Inman News

  Many must-do projects, such as caulking, cleaning gutters, adding insulation or preparing emergency kits, will make your home more energy-efficient, help prevent weather damage and make things easier should the power go out.

  “It is never too early to save energy and save money at home,” said Joelle Terry, spokesperson for the Energy Department.  “Whether it’s choosing energy efficient products, sealing air and duct leaks, or adding insulation, American households could save over 20 percent on their household energy bills by making energy upgrades to their homes.”

  To start, the department advises people to get an energy audit of their home, or do one themselves “to find out where you are losing energy and money.”

  Check with your utility company; some offer free or low-cost energy audits.  An energy audit can help determine if, for example, you have enough insulation, or whether there are leaks around windows or elsewhere that should be sealed.

  Many winterizing projects, like caulking, can be done by the homeowner; others, such as checking the heating system, usually require a professional.

  Here’s a look, alphabetically, at some things experts recommend doing to prepare for winter.

AIR LEAKS

  “Checking for any kind of air leaks is a prime project for this time of year,” said Kit Selzer, senior remodeling and projects editor at Better Homes and Gardens.

  Caulk can be used to seal leaks around doors or windows, or around pipes or ductwork.

  Install foam gaskets behind outlet and switch plates on walls,” the Energy Department advises.

  Weather-stripping can be placed at the bottom of a door or in a window sash to help produce a seal.  There are many different types, from felt to vinyl and metal.  A professional can advise what is best in each case.

CHIMNEYS

  Chimneys should be inspected and cleaned on a regular basis.

  “You want to make sure there’s nothing built up in the chimney or any debris that’s worked its way in,” Selzer said.

  Why?  “Dirty chimneys can be a fire hazard,” the Chimney Safety Institute of America says on its website.

  Creosote, a residue from wood burning, builds up over time and is combustible.

  Make sure the damper is closed, except when using the fireplace.  Also, check to make sure a chimney cap is in place so birds or other wildlife don’t make the chimney their home.

EMERGENCY KITS

  It’s good to have an emergency kit throughout the year, but it can be especially important in the middle of a snowstorm when the power goes out.

  “When preparing for emergency situations, it’s best to think first about the basics of survival: fresh water, food, clean air and warmth,” the Federal Emergency Management Agency says.

  In addition to these basics, the agency also recommends that emergency kits contain a battery-powered radio and flashlight, extra batteries, first aid items, moist towelettes and a whistle, among other items.

  You also might want to have some ice melt on hand to treat icy sidewalks and driveways.

FANS

  Ceiling fans circulate air in summer and winter.  In winter, you’ll want to reverse the fan’s direction to eliminate downdraft.  In most cases, you’ll want the fan to run clockwise during the winter months.

GUTTERS

  “It’s a common thing for clogged gutters to freeze if they don’t drain properly,” said Pat Sandor, a “How To” expert at Home Depot.  “Those can back up and cause damage to the home.”

  So before winter, clean all debris from gutters and downspouts.  Selzer also advises looking for gaps in the gutter where water can drip through, freeze and cause icy patches.

HEATING

  Regardless of what type of heating system you use, it’s a good idea to have it checked before the start of each winter to make sure it is working correctly.  “They’re checking filters, they’re checking connections,” Selzer said.

  If you have oil heat, make sure your tank is full before the cold weather arrives.

INSULATION

  The Energy Department estimates that you can save up to 20 percent on heating and air conditioning bills by adding insulation to attics, under floors and in other areas where air can leak.  There are several different kinds of insulation, ranging from batts or blanket insulation to loose fill or foams that can be sprayed in place.  A department website, Energysavers.gov, has a map that shows how much insulation is needed in different areas of the country.  An energy audit will be able to tell you if you have enough.

  “A lot depends on how you can access your attic areas,” she said.

  Sandor also recommended putting an insulation jacket on your water heater.

This article provided by Carole Feldman, Associated Press

  Today I want to talk to you about the costs that are associated with purchasing a home.

  Lending regulations continuously change, so even if you have previously owned a home, you may not be aware of some of the new regulations.

  The purchase price of the home is what we are able to negotiate between the buyer and the seller.  In addition to the price you are paying for the home there will be additional cost involved.  

  Closing cost can be paid by either the buyer or seller depending on the type of loan.  Typically, closing cost and prepaids run between 3 to 4% of the purchase price.  If you are buying a $200,000 home, this could mean anywhere between $6,000 – $8,000 that you would need for closing.

  There are many buyers that qualify for a loan but don’t have the money for the closing cost.  The closing cost has to be paid at closing and cannot be rolled into the loan, so we see a lot of offers that ask the seller to pay all or most of the closing cost/prepaids for the buyer.

  Let’s look at some of the cost:

  I always recommend a home inspection performed by a licensed home inspector.   The cost will run between $250 – $450 depending on the size of the home and is paid by the buyer at the time of the inspection.

  A home warranty is a negotiated item in the contract and can either be paid for by the buyer or the seller.  The warranty will cover various working systems in the home for the first year and usually runs between $400 – $500.

  98% of our buyers obtain a loan from a lender.  The lender will require a credit report, an appraisal, a flood search, a termite inspection and an underwriting or processing fee among other things.  When purchasing property that is not in a platted subdivision, a survey may be required.  The sale or deed and the mortgage (lien) will be recorded at the registers office and a conveyance tax is paid based on the sales price of the property and the loan amount.  These are all called “closing cost”.

  In addition to closing cost, you have prepaid and escrow items.  These include one year of homeowners insurance which is paid in advance, and approximately 2-3 months of insurance premiums and property taxes that are put in escrow to pay these bills when they come due in the future.

  These are primarily “buyers” cost.  You need to remember that when making your offer, particularly if you are asking the seller to pay some or all of these.

  Your closing will be handled by a closing company.  A title search will be done to verify that there are no other liens on the property other than what is being paid off from the closing (sellers’ mortgage, etc).  They will also make sure the taxes on the property are up to date and no back taxes are due and prepare the closing documents that the buyer and seller will sign to transfer ownership of the property.  Their fees are in addition to your lender fees.

  It’s easy to see why you need a Realtor to guide you through all of this.  Please call me at Prudential Professionals Realty and I’ll be glad to help you thru the buying and selling process.

  Welcome to The Littleton Group, an experienced & dedicated group of real estate specialists in Clarksville, Tennessee serving all of your Clarksville-Ft. Campbell real estate needs!

  Real Estate is our full time job.  We know the Clarksville Real Estate market and we know the community.  Let us put our experience and expertise to work for you as you search for that special home in Clarksville and the surrounding areas.

  We have extensive experience in working with relocation companies and have worked with just about all of Clarksville’s major employers.  We are always delighted to work with the many military families coming into Ft. Campbell whether they choose to located near Post, in St. Bethlehem, Sango, Woodlawn or out in the country.

  No two families’ needs are identical.  Some prefer new construction; others want a more established neighborhood.  Some prefer homes with basements while some want homes with no steps at all.  Whether it’s luxury homes, investment property, waterfront homes, rural property, building lots, a place for horses, commercial property or anything else in the Clarksville real estate market, we can represent you with unequaled service.  We are licensed in both TN and Kentucky.  The Littleton Group has over 3,500 closed transactions in a variety of categories and more than 40 years experience serving the clients in our area.

  Our group has a variety of backgrounds including education, counseling, accounting, the military and banking.  We understand your needs and can provide real estate guidance and insight to help you match your housing priorities to the best available properties.

   We can explain financing options and help you secure the best loan rates available.  At The Littleton Group you can expect sound advice and we gladly arrange personal contacts with some of the most reputable lenders in our area.

  Clarksville, the 5th largest city in Tennessee, is a wonderful place to live, work, and raise a family.  It is also rated as one of the best retirement areas in the U.S. with fantastic outdoor recreation opportunities (including world class fishing), a quality university with graduate-post graduate programs, and an expanding industrial base; it’s easy to see why Clarksville continues to be one of the fastest growing cities in the entire Southeast.

   Clarksville is our home; real estate is our business.  Let us show you why we are sold on Clarksville.

  The real estate profession and the task of buying a new home has changed drastically over the past 25 years.  It has evolved from a “let the buyer beware” mentality, to the current state of disclosing everything known that might adversely affect the buyers and the property they purchase.  Enter the Home Inspector.

  Are home inspections mandatory?  No, they are optional.  Is it a good idea to have an inspection done?  You bet it is. Okay, if it is such a great idea, what do I need to know about my home inspection and the person who does it?  Here are a few tips to consider.

  First and foremost, home inspectors should be certified as well as being licensed by the State of TN.   A home inspection done by a non-licensed person, regardless of the person’s experience and qualifications, carries little to no weight.  While it may make the buyer feel more comfortable that his neighbor’s brother’s cousin has a construction background, inspections done by non-licensed individuals lack the “teeth” to be enforced, whether it be in getting repairs done or opting out of a contract.

  Do I need to be there while my inspection is being done?  That’s usually between you and the inspector.  Inspections may take 3-4 hours and can involve going onto the roof and crawling under a house.  Most inspectors don’t want the buyer hanging over his shoulder or carrying on a steady dialogue while doing their jobs.  Can’t say as I blame them.  It may be better to let the inspector do his job and then plan to meet at the property when he is finished so that any areas of concern can be pointed out and explained.

  If my inspection reveals items that the inspector suggests should be addressed, does the seller have to do all of them?  Absolutely not.  Unless these items were mentioned in the purchase contract, they are now strictly negotiable.  Both parties are provided with an “out” here if they can’t come to an agreement on who does what.

  This brings up another point.  Some buyers expect a seller to try and put a 20 year old house in brand new condition, even though it was priced as a 20 year old house.   It doesn’t work that way.  The older the house that is being purchased, the more normal wear and tear a buyer should expect.  Just because the home inspector makes note of an item that may not be 100% (like a settling crack), that doesn’t mean you expect the seller to address that item.  Sort of like buying a car with 85,000 miles, you expect it to run but it won’t run like a brand new one and the tires may have some wear on the treads.

  Can I get an inspection on a brand new house?  You sure can. Sometimes a builder or his sub-contractors may overlook something in the building process.  This is the one place where a buyer can expect most anything on the inspection report to be corrected by the seller.  After all, new means new and you aren’t expecting defects or flaws in a new house.  (within reason, of course)

  How much should I expect to pay?  The inspector sets the fee and usually depends on the size of the house.  The fee is normally paid as soon as the inspection report is completed directly to the inspector.

  In short, get a home inspection when you buy.  Choose someone who is licensed, someone who has a good reputation, be reasonable in your expectations, don’t forget to bring some common sense along with you and remember that there are no perfect houses.