Once you find the home of your dreams, it's time to make anoffer to buy it. Before deciding how much to offer, HUD urges you to get aprofessional inspection. It can also be helpful to find out how long the homehas been on the market-if it's been for sale a while, the seller may be morewilling to bargain.

After you and the agent have prepared your offer, he or she will present itto the seller. It may be accepted or rejected, or the seller may counter youroffer by asking for a higher price or by making changes in the sales contract.

WHAT DOES A HOME INSPECTOR DO, AND HOW DOES AN INSPECTION FIGURE IN THEPURCHASE OF A HOME
An inspector checks the safety of your potential new home. Home inspectorsfocus especially on the structure, construction, and mechanical systems of thehouse, and will make you aware of only repairs that are needed.

The inspector does not evaluate whether or not you're getting good value foryour money. Generally, an inspector checks (and gives prices for repairs on)the electrical system, plumbing and waste disposal, the water heater,insulation and ventilation, the HVAC system, water source and quality, thepotential presence of pests, the foundation, doors, windows, ceilings, walls,floors, and roof. Be sure to hire a home inspector that is qualified andexperienced.

It's a good idea to have an inspection during your inspection period of thecontract.  Once the deal is closed,you've bought the house as is. Or, you may want to include an inspectionclause in the offer when negotiating for a home. An inspection clause gives youan 'out on buying the house if serious problems are found, or gives youthe ability to renegotiate the purchase price if repairs are needed. Aninspection clause can also specify that the seller must fix the problem(s)before you purchase the house.

DO I NEED TO BE THERE FOR THE INSPECTION
It's not required, but it's a good idea. Following the inspection, the homeinspector will be able to answer questions about the report and any problemareas. This is also an opportunity to hear an objective opinion on the home youwould like to purchase and it is a good time to ask general, maintenancequestions.

ARE OTHER TYPES OF INSPECTIONS REQUIRED
If your home inspector discovers a serious problem a more specific inspectionmay be recommended. It's a good idea to consider having your home inspected forthe presence of a variety of health-related risks like radon, mold, lead,asbestos, or possible problems with the water or waste disposal system.

HOW CAN I PROTECT MY FAMILY FROM LEAD IN THE HOME
If the house you're considering was built before 1978 and you have childrenunder the age of seven, you will want to have an inspection for lead-based paint.It's important to know that lead flakes from paint can be present in both thehome and in the soil surrounding the house. The problem can be fixedtemporarily by repairing damaged paint surfaces or planting grass over effectedsoil. Hiring a lead abatement contractor to remove paint chips and seal damagedareas will fix the problem permanently.