Home inspections and appraisals in Idaho: what to expect

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Inspection vs appraisal at a glance

A contingency is a condition in your purchase contract that has to be met for the sale to move forward. An inspection contingency gives you time to inspect and respond. An appraisal contingency covers what happens if the value comes in below your price.

What a home inspection usually looks at

A home inspector looks over the home's structure, roof, exterior, plumbing, electrical, heating and cooling, interiors, insulation and ventilation, and fireplaces, then flags problems worth a closer look. The Consumer Financial Protection Bureau (CFPB) suggests booking the inspection as soon as your offer is accepted, so you have time to sort out anything it turns up.

Afterward you get a written report of what the inspector found, and you decide what matters to you.

Add-ons to ask about in Idaho

• Radon. Radon is a naturally occurring gas you can't see or smell. The Idaho Department of Health and Welfare says 2 out of 5 Idaho homes have elevated radon levels, the only way to know is to test, and levels above the EPA's guideline of 4.0 pCi/L should be mitigated. Ask your inspector whether they test for radon, or hire a certified radon professional. The state's radon page lists test kit options and certified professionals.
• Sewer line. A sewer scope is a camera look inside the main sewer line. Ask your inspector if they offer one or can recommend someone who does.
• Well and septic. On rural lots, the well and septic system need their own checks. Buying land and acreage in Idaho lists what to ask, and Wells, septic & irrigation water covers what to test and who to call.
• Irrigation. If the lot has irrigation water, ask how it's delivered and who to call about it. The land and acreage guide covers water rights and irrigation districts, and Wells, septic & irrigation water covers pressurized systems and district bills.

How to choose an inspector and attend the inspection

You pick the inspector. The CFPB recommends an independent inspector who is accountable to you, and suggests asking for references from past customers. A few questions to ask before you book:

• How long have you inspected homes in this area?
• What training do you have, and do you carry insurance?
• May I see a sample report?
• What's not included?
• Do you test for radon or scope sewer lines, or should I hire those separately?
• Can I attend, or join by video?

Go to the inspection if you can. The CFPB notes that being there makes the report easier to understand and gives you a chance to ask questions. Can't make it from out of state? Ask to join by video, take notes, and read the written report closely.

After the inspection: your options

Within your inspection contingency window, you usually have four choices:

1. Accept the home as it is and move forward.
2. Ask for repairs. A repair request is a written list of items you'd like the seller to fix before closing.
3. Ask for a credit or a lower price instead of repairs.
4. Walk away, if your contract allows it. The CFPB says that if your contract is contingent on a satisfactory inspection, you can cancel without penalty if you're not satisfied with the results.

Put safety items and big-ticket systems ahead of cosmetic fixes. Your local expert can help you write the request and keep the deadlines straight.

One more thing to know: some loan programs require a home to meet certain standards. If the inspection or appraisal finds major repairs, like a new roof, the CFPB says your lender may require the work to be done before closing.

How the appraisal works

If you're getting a mortgage, your lender orders the appraisal. In Idaho, real estate appraisers must be licensed or certified by the state's Real Estate Appraiser Board under the Idaho Real Estate Appraisers Act. The appraiser estimates the home's market value, mostly by comparing your home's features with similar local sales, often called "comps."

You get a copy. For a first-lien loan on a home, federal rules (12 CFR §1002.14) require your lender to give you a copy of each appraisal promptly once it's done, or three business days before closing, whichever is earlier. Your lender has to tell you about that right within three business days of your application. You can agree to waive the timing and get the copy at or before closing instead, but that waiver has to be in at least three business days before closing. The lender can't charge you for the copy itself, though it can charge you a reasonable fee for the appraisal.

Paying cash? There's no lender asking for an appraisal, so whether to get one is up to you.

If the appraisal comes in low

An appraisal gap is the difference between your price and a lower appraised value. If that happens, you have choices:

• Ask the seller to lower the price. The CFPB notes a low appraisal is strong evidence when you negotiate.
• Cover the gap in cash, or split it with the seller.
• Ask your lender for a reconsideration of value. You can point out factual errors or share recent comparable sales the appraiser may have missed. The CFPB explains how this works.
• Use your appraisal contingency, if you have one, to step back on your contract's terms.

Read your contract and talk it through with your local expert before you pick a path.

For sellers: inspections and appraisals from your side

• Pre-listing inspection? Some sellers hire an inspector before listing so there are fewer surprises. Ask yourself: would you rather fix things up front, price around them, or wait for the buyer's report?
• Responding to a repair request. You can agree, offer a credit instead, counter, or decline. Your local expert can help you weigh each item against your timeline.
• Helping the appraisal. Keep a list of updates and upgrades with dates, and ask your local expert how to get it to the appraiser.
• Disclosure. Selling an Idaho home covers Idaho's property condition disclosure step.

Want a starting point on price? Get a local value, or read What's my Idaho home worth? to see how a value range differs from an appraisal.

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