The house inspection we usually talk about is a means to identify the current situation of houses in the process of Hefei real estate transaction. It is usually a visual inspection, that is, through visual observation and general operation, and with the help of some instruments and equipment, it evaluates the current situation of the main system of the house and its components (accessible and operable parts). Find major defects and parts or equipment that are close to service life, put forward suggestions for maintenance or improvement, and estimate their costs (when possible and necessary). This is to try to give a definition of "house inspection" by referring to some materials and combining with the actual situation.
Second, the introduction of Hefei housing inspection
It usually takes 0.5-2 hours to see a house in Hefei, depending on the type and area of the house. Hefei home inspector inspected houses from top to bottom and from inside to outside according to relevant industry standards, including outdoor venues, roofs, basements, floors, attics, water and electricity facilities, started heaters, air conditioners and other equipment, and finally delivered a written report to customers. In the process of house inspection, we very much hope that customers and agents can follow the whole process, discuss some problems in time, and introduce a lot of house maintenance knowledge and the operation and use of some equipment.
The main purpose of housing inspection in Hefei is to make a physical inspection of the house to evaluate its current situation, so that customers can have a comprehensive, objective, fair and accurate understanding of it and help them make an informed decision on buying and selling.
In addition to the inspection of new houses, the inspection of houses is usually not to check whether the houses meet the existing building codes and local regulations, because the relevant codes and regulations are constantly updated, but the old houses cannot be required to change constantly. Although the house inspection sometimes asks customers whether to upgrade some components to today's standards, this is only a suggestion, not the focus of the house inspection.
Building codes and regulations are an important basis and reference for our work, but sometimes we will give opinions on some situations, especially those related to safety and health, according to the standards generally accepted by some industries or the operation guidelines of associations. In some cases, the existing code does not stipulate whether this can be done, but it is not a good construction practice in our view, and Hefei Fengqing house inspection will also be put forward.
The purpose of viewing houses in Hefei is also to partially evaluate the market value of houses. Although the condition of the house (including the condition of some consumable parts and equipment) has an impact on its value, it is still the real estate market factors such as location, area and surrounding environment that play a decisive role. Because home inspector is an expert in real estate, knowing the specific situation of customers, he usually gives advice on whether to buy or not. The client should make an appropriate decision according to the house purchase and sale agreement, considering all factors comprehensively.
House inspection can usually be divided into pre-purchase inspection before buying a house, pre-listing inspection before selling a house, pre-delivery inspection of a new house, N.H.W. scheme inspection of a new house and individual inspection.
Among them, the most common is the pre-purchase inspection before buying a house. This is a measure to protect the interests of buyers in real estate transactions. According to the house inspection conditions in the sales agreement. Except that the work is generally required to be carried out by "qualified home inspector", the contents of the conditions vary greatly, and there is no unified requirement or written statement. But generally speaking, if a "major deficiency" is found and the buyer and the seller cannot reach an agreement on it, the buyer has the right to terminate the agreement and return the deposit in full. There may be many conditions in the house purchase and sale agreement, but the house inspection and financial conditions are the two most common, and both of them need to be dissolved in writing by the buyer within a certain period of time before the house purchase and sale agreement can be formally established.
Although house inspection is a long-standing and widely used practice in the real estate industry, there is no law in China that house inspection is a necessary step in real estate transactions. Therefore, this is a commercial agreement reached by both parties voluntarily. In other words, the buyer can choose whether to inspect the house. Similarly, the seller can choose to accept or not accept such conditions; Accept or not accept the requirements that the buyer may make after the house inspection.
Three, Hefei housing inspection points
1 View two books and one table No.1: house quality guarantee; Instructions for the use of the house; Completion acceptance record; The measured area data is compared with the area in the purchase contract (the area in the suite can be actually measured). The Management Regulations on Household Acceptance of Residential Engineering Quality requires developers to provide the Household Acceptance Form of Residential Engineering Quality when delivering houses to buyers, which must record in detail the acceptance process, existing problems and rectification of eight contents, such as housing appearance size deviation, waterproofing and water and electricity installation.
The main contents of household acceptance of residential engineering quality include: according to the requirements of design drawings, checking the visual quality and functional quality of residential buildings on the basis of ensuring the safety and reliability of engineering foundation and main structure.
After the household acceptance is qualified, the developer must issue a residential project quality household acceptance form signed (signed) by the person in charge of the construction, construction and supervision unit, and affix the special seal for the project quality acceptance of the construction, construction and supervision unit. If the household acceptance of residential project quality is unqualified, the construction unit cannot organize the completion acceptance of the whole project.
2 No payment, no signature, no room in advance: after finding the problem, you can't pay or sign. Repair the house first, and collect evidence at the same time, so as to lay a foundation for providing evidence when necessary in the future (that is, adjust the date record evidence by tape recorder, video camera or camera), especially to keep a record sheet of house inspection problems signed by the house delivery representative that you keep. Check the total area of the house: it is common to exceed or reduce less than 3% (the owner suffers); There are many cases where the interior area remains unchanged and the pool area increases (the actual area decreases, but the owner still suffers).
The house is in good condition. When signing the owners' convention and the preliminary property management contract after the turnkey, read the terms and don't give up your rights.
4. Pay reasonable fees (property management fees [should be approved by the Municipal Price Bureau], etc. )
Four, Hefei winter housing inspection project
It's winter. Although Hefei is not as cold as the north, it is already very cold for the warm environment in the south.
What problems should be paid attention to in winter house inspection in Hefei? Feng Qing's house inspection put forward several points:
1. About the heating pipe of the air purification testing room. It is suggested that the owner should fully communicate with the responsible party of heating quality in advance when the radiator must be replaced due to the demolition and modification of the wall during the decoration process. Under normal circumstances, regular brand home improvement companies will also remind owners to dismantle and change the heat pipes through normal channels.
2. About the setting of radiator in air purification room. When residents decorate, try not to block or cover the heating facilities, so as not to affect the cooling effect. For floor heating, when choosing furniture, we should fully consider the balanced heat dissipation area of each room to avoid local supercooling and overheating.
3. Floor heating materials in air purification rooms. When purchasing floor heating materials, floor heating users should explain that they should be suitable for floor heating to avoid quality problems caused by unsuitable materials.
4. Demolition, modification and relocation of heating facilities for air purification and house inspection. When residents decorate their houses, they are not allowed to dismantle or relocate heating facilities without authorization. For example, some households increase the number of fins in order to expand the thermal efficiency, so that the pressure, load and thermal efficiency of the whole unit heating system will be affected, and even potential safety hazards will be buried. For another example, some residents think that indoor heating facilities are an eyesore, and moving to outdoor parts such as balconies has changed the working environment, which is of course not good for system heating.
5, the wind clean room about replacing the floor heating. I don't recommend that some residents want to change local heating. First of all, the owner should realize that after the blank house is changed to floor heating, the corresponding quality responsible party will inevitably change. Secondly, it is strictly forbidden to make unauthorized changes, that is to say, the owner must first obtain the consent of the quality warranty unit and go through the relevant formalities, and also ask the unit with design qualification to formulate the renovation plan according to many factors such as the building floor area ratio, the floor where the room is located, the room orientation, the insulation status of the wall, the size of the glass window, and whether to use double-layer insulating glass. Of course, the cost is higher. In addition, in many buildings, in order to avoid disputes over materials, design and installation quality, owners have begun to entrust heating units to purchase and install.
Five, the main problems of Hefei housing inspection.
Hefei Fengqing Real Estate Inspector believes that according to the Supreme People's Court's Interpretation on Several Issues Concerning the Application of Law in the Trial of Commercial Housing Sales Contract Disputes, the quality problems of commercial housing can usually be divided into the following three situations from light to heavy:
1. is a general quality problem within the warranty scope. For example, the wall or ground is slightly cracked and sunken, and the roof or wall is partially leaking and seeping.
The buyer may, according to the second paragraph of Article 13 of the Interpretation: "If the house delivered for use has quality problems, the seller shall bear the maintenance responsibility during the warranty period; If the seller refuses to repair or delays the repair within a reasonable period of time, the buyer may repair it by himself or entrust others to repair it. The repair costs and other losses caused during the repair period shall be borne by the seller. "
In other words, developers must rectify. If the delay is undecided, the developer will not only bear the necessary expenses, but also make compensation.
For example, although the developer of a real estate in Hefei rectified the problems raised by the owner, the rectification period was delayed for more than two months, and finally the owner had to be compensated for a loss of 3,000 yuan.
2. It has seriously affected the normal quality of life. Paragraph 1 of Article 13 of the Interpretation stipulates: "If the buyer requests to cancel the contract and compensate for the losses because the quality of the house seriously affects the normal living and use, it shall be supported." Whether it has constituted a "serious impact on normal life and use" should be identified by the relevant departments in judicial practice, and the court will conduct a comprehensive evaluation according to the case.
3. The problem of unqualified quality of the main structure of the house. Article 12 of the Interpretation stipulates: "If the quality of the main structure of the house is unqualified and cannot be delivered for use, or after the house is delivered for use, it is verified that the quality of the main structure of the house is indeed unqualified, and the buyer requests to terminate the contract and compensate for the losses, it shall be supported."
For example, after some owners move in, they find that there are penetrating cracks in the cast-in-place slab, which directly affects the safety of the occupants. The owner may require the developer to issue a rectification plan approved by the housing safety appraisal agency. After the rectification, the housing safety appraisal institution should also be invited for re-inspection.
In addition, Hefei Fengqing Real Estate Inspection Consulting Co., Ltd. reminds buyers that when handling the handover and occupancy procedures of commercial housing, developers should be required to show the completion acceptance record form of the real estate construction project to check whether the project has passed the acceptance.
Six, Hefei city housing inspection and rejection of housing regulations
Hefei Fengqing Real Estate Inspector believes that according to the Supreme People's Court's Interpretation on Several Issues Concerning the Application of Law in the Trial of Commercial Housing Sales Contract Disputes, the quality problems of commercial housing can usually be divided into the following three situations from light to heavy:
1. is a general quality problem within the warranty scope. For example, the wall or ground is slightly cracked and sunken, and the roof or wall is partially leaking and seeping.
The buyer may, according to the second paragraph of Article 13 of the Interpretation: "If the house delivered for use has quality problems, the seller shall bear the maintenance responsibility during the warranty period; If the seller refuses to repair or delays the repair within a reasonable period of time, the buyer may repair it by himself or entrust others to repair it. The repair costs and other losses caused during the repair period shall be borne by the seller. "
In other words, developers must rectify. If the delay is undecided, the developer will not only bear the necessary expenses, but also make compensation.
For example, although the developer of a real estate in Hefei rectified the problems raised by the owner, the rectification period was delayed for more than two months, and finally the owner had to be compensated for a loss of 3,000 yuan.
2. It has seriously affected the normal quality of life. Paragraph 1 of Article 13 of the Interpretation stipulates: "If the buyer requests to cancel the contract and compensate for the losses because the quality of the house seriously affects the normal living and use, it shall be supported." Whether it has constituted a "serious impact on normal life and use" should be identified by the relevant departments in judicial practice, and the court will conduct a comprehensive evaluation according to the case.
3. The problem of unqualified quality of the main structure of the house. Article 12 of the Interpretation stipulates: "If the quality of the main structure of the house is unqualified and cannot be delivered for use, or after the house is delivered for use, it is verified that the quality of the main structure of the house is indeed unqualified, and the buyer requests to terminate the contract and compensate for the losses, it shall be supported."
For example, after some owners move in, they find that there are penetrating cracks in the cast-in-place slab, which directly affects the safety of the occupants. The owner may require the developer to issue a rectification plan approved by the housing safety appraisal agency. After the rectification, the housing safety appraisal institution should also be invited for re-inspection.
In addition, Hefei Fengqing Real Estate Inspection Consulting Co., Ltd. reminds buyers that when handling the handover and occupancy procedures of commercial housing, developers should be required to show the completion acceptance record form of the real estate construction project to check whether the project has passed the acceptance.
Seven, second-hand housing inspection
Second-hand housing is a must, not sloppy.
New houses need inspection, and second-hand houses are no exception. Now the second-hand real estate market is very active, and many people will take the second-hand house as the object of buying or investing. However, in the second-hand housing transaction, some owners did not seriously inspect the house, which began to cause various inconveniences in the future, which made them very upset. In order to avoid everyone's confusion when closing the house, Bian Xiao specially arranged some common sense about the inspection of second-hand houses.
Look at that wall.
Generally speaking, the second-hand house has not been temporarily painted by the previous owners, so if the wall leaks, there will be signs of yellowing or latex paint "runny nose". It is easier to see whether the previous owner painted the house before changing hands, because this painting is often sloppy. Some signs can also be vaguely seen from the brush marks, which can reflect the unevenness of the wall, because if the owner carries out all the decoration of the wall before changing hands, the cost is indeed a bit high. If the owner does the math himself, it will be very uneconomical.
Look at the ground
Look at the ground mainly to see if there are any signs of water seepage on the skirting line, including how the latex paint is brushed or whether the wallpaper surface is abnormal. In addition, the most important thing to pay attention to is to see if there is a black part to prevent the decoration of the home improvement company from being greatly changed.
Move the furniture and look at the back.
In the past, some people bought second-hand houses and saw some furniture in the house. Those homeowners often kindly say to you, "I just bought it and don't want to throw it away." Take it if you can. " You can listen to this, but the inspection work should continue. Move the furniture away from the original wall, and check whether there are any problems that the owner intentionally hides in these parts.
waterproof test
Generally speaking, it may be easier to check the waterproofing of old houses. Go downstairs and borrow the ceiling to see if there is any water leakage. In addition, in the bathroom and kitchen adjacent to the wall (the other side) is also to see if there are signs (generally, if there is water seepage in the early stage, there will be traces of water stains on the wall). If you find a problem, you can bargain at this stage and make up for your future decoration expenses; Or let the owner discuss how to solve it, in short, it will not suffer.