Buying your first home? You will be amazed at the sheer volume of paperwork you will sign. There are currently 13 pages dedicated primarily to telling you, the buyer, to get inspections on the house. Obviously, the powers that be feel inspections are very important!

With 13-plus pages telling you about all the things you should inspect and investigate, how do you know what to do?  This is where an experienced Realtor can be very helpful. So much depends on particulars of the home you are buying. Sewer or septic? Well or city water? Old or new? Manufactured or site built? Comp or shake roof?

Inspections cost money, so you are not likely to order every one of the inspections listed on the advisories. There are two inspections I would recommend on every home purchase. One is the pest inspection. These inspectors are state-certified and they look for termites, dry rot and other wood-destroying organisms. Often the seller will pay for this one.

The other is the Whole House Inspection, which costs around $300-$350. Imagine a bicycle wheel. In the center is the hub. From there, the spokes poke out all the way around. I view the Whole House Inspection as the hub, and other inspections spiral out from there.

If you schedule this inspection right away, you will have time to order other inspections if needed. If at all possible, show up at your house inspection. You will learn a great deal about your home. It is amazing what these guys know. Listen and ask questions. Sometimes things that sound scary in print are really quite simple when they are pointed out and explained.

The house inspector does a general inspection of many aspects of the home. Included are checks of the plumbing and electrical systems. The appliances are checked for function. Does the dishwasher run? Do the stove and oven get hot enough? Is the water heater legal, and do the smoke detectors work?

He will turn on the AC or heating unit, depending on the season, to make sure the air is changing temperature quickly enough. A good inspector will look in the attic and under the house for leaks, electrical issues, insulation, duct work and structural soundness. Maybe there is a venting problem, or the stucco is severely damaged?

As the inspector is going through the house, he will note areas that might need further inspection. If the roof is looking old, the shingles are curled or weathered, or there are water stains in the attic, a roof inspection would be recommended.

If the heat or air conditioning units are older, or not working effectively, an HVAC specialist may be in order. Most whole house inspectors don’t check the internal components of the heat and air units. If there is concern about the duct system, a heat and air inspection will check that as well.

Sometimes there are electrical issues that exceed the scope of the whole house inspection. The inspector will check the electrical panel for capacity and signs of trouble. Most outlets are checked for function and polarity. Obvious problems with junction boxes or exposed wires are noted. Any home with old knob and tube wiring or fuses should get an additional look-see by an electrician.

Once in awhile, the inspector will see something to trigger a specialized inspection, such as a tree that is showing stress. It might be a good idea to bring in an arborist, especially if the tree is large or hanging over the house. A foundation issue might need the opinion of a structural engineer. The sewer line from the house to the sewer main may be slow, triggering a plumber to check it out.

If the home has a septic system, it should be checked and cleared. Where there is a well, the pump should be tested as well as the water quality.

 But remember those 13 pages. There are still many more inspections that can be ordered.

You rely heavily on your whole house inspector, so make sure you choose a good one. Saving $50 or $75 to hire the cheapest one can be a huge mistake. All inspectors are not created equal. They are not regulated by the state like pest inspectors. The good ones have certifications. But often, the bad ones do too.

Many Realtors have worked with various inspectors for years and have a good idea who you can trust.

My husband is my secret agent on the who’s who of inspectors. He is an electrician who specializes in service work. He tends to work on a lot of houses during escrow and right after the close. If an inspector missed an important electrical problem, I probably won’t recommend them. On the other hand, if they scare a buyer about a problem that is an easy fix, they lose points in my book as well.

A top-notch inspector will make you feel good about your home, and point you in the right direction for additional inspections. Soon after the inspections are completed, you will receive detailed reports on your new home. From those reports you can request the seller to make some repairs, and make a “to do” list for yourself.  The result is a home that will be safe and functional for years to come.