Regardless of the disclosures made by the seller, the buyer has the right, at his or her own expense, to conduct any inspections, tests, surveys or investigations of the property he or she feels are necessary to assure the condition of the home. The property should always be inspected for a variety of potential defects. Depending on the age and location of the property, a buyer may want to arrange specialized inspections for pest damage, hazards from floods, earthquakes and other natural disasters, and environmental health hazards such as asbestos and lead contamination. [If repairs are made, California and other states require by law that contractors performing jobs that total $500 or more (including labor and materials) be licensed.]

Some common inspections conducted for the sale of a property include:

Termite inspection is one of the most important inspections. In many cases lenders require a termite clearance before they will fund the loan. This inspection checks for structural damage due to infestation by wood-destroying pests or organisms, as well as for water and other physical damage. Termite inspectors classify their findings into three different categories:

• Section 1 Indicates infestation or damage evident in the property. In most cases, the seller pays for Section 1 repairs.

• Section 2 Indicates that there is not an existing problem, although the potential exists for infestation or damage to the wood structure unless remedies are taken. Usually, preventive maintenance can prevent any damage to the home. In most cases, if Section 2 work is undertaken, the buyer pays the cost.

• Further inspections An inspector will call for further inspections in areas that are inaccessible at the time of the visit. The buyer has the right to have this area inspected after asking the seller to make it accessible.

Property inspection A property inspection report is vital to any real estate transaction. The inspection documents the current state of the property and helps the buyer decide what conditions are acceptable and what are not. A visual inspection should be made that covers all aspects of the house, including electrical, plumbing, appliances, foundation and health and safety issues. A property inspector should be a neutral third party, independent of the transaction, and should not perform or offer to perform any repairs to the property, eliminating potential conflict of interest.

If the inspection discovers corrections that need to be made, the seller is not required to make the corrections; however, facts uncovered by the inspection often affect the property negotiations. The seller's obligations are limited to the following, unless otherwise agreed upon:

• All built-in appliances, electrical, plumbing, and heating, including the pool and pool equipment, are in working condition.

• Chimneys or fireplaces are free of structural defects.

• All plumbing systems and fixtures including shower enclosures and shower pans are free of leaks.

• There are no broken, cracked or missing windows, torn or missing screens or broken seals in dual-paned windows.

• All debris and personal property not included in the sale should be removed prior to the buyer taking possession.

Roof inspection is important because the seller must only ensure that the roof is free of any known leaks. Regardless of the roof's age, the seller is not obligated to replace it unless otherwise agreed upon.