After the long and sometimes grueling loan approval process, the arduous task of choosing a buyer broker, the (hopefully) joyful choice of a home and the triumphant moment when the offer has been accepted, many buyers may feel their work is done and they can let down their guard while the professionals finish up the paperwork.

However, the inspection part of the home buying process is actually one of the most important steps. Every contract on a home purchase should include a clause that states that the offer is contingent on a home inspection.

The buyer (or his or her agent) should include wording in the contract so that future negotiation based on the inspection is possible. For example, if the home inspector finds problems with the home, the buyer should be allowed to decide whether to go through with the purchase. If the problems are minor and the buyer still wants the home, he or she should be able to insist the seller repair the problems or accept a reduced price for the home.

While most home buyers rely on their Realtors' advice when choosing home inspectors, a buyer is responsible for making sure that the inspector is experienced and reliable.

"An agent should be a source for finding a home inspector, not the final word," says John Sullivan, associate buyer broker with Buyer's Edge. "There are some agents who will choose a home inspector who will make sure the deal goes through rather than one who will do a thorough job. Buyers should look to their agents to help them find an inspector, but they should do their own homework, too. Personally, I encourage people to hire a home inspector who is also a licensed engineer, so that he has a background in structures rather than just as a former handyman."

Once again, recommendations from colleagues or friends who have recently purchased a home could be helpful in finding a good home inspector.

The average home inspection costs $200 to $300. Some companies set a fee based on a percentage of the home price, while others scale their fee according to the sales price, the condition and size of the home, and the number of features that need to be inspected.

Buyers should always attend home inspections so that they can learn tips about home maintenance as well as make sure every concern about a property's condition is addressed.

"Buyers should come prepared to a home inspection with a list of questions about taking care of the home or any concerns they may have," says Bob Graham, a home inspector with RSG Associates in Maryland. "Buyers should come dressed appropriately for spending a few hours looking at both the inside and the outside of every part of their potential home. This is not the time to bring friends over to see the house since that will distract attention away from the inspection. If possible, buyers should leave pets and kids home for the same reason."

Buyers should expect to learn a great deal from their home inspection, but they should not necessarily expect the inspector to find every possible flaw in the home, including local building code violations. Inspectors focus on the visible physical aspects of each home and do their best in the two to three hours they spend in each property.

In the rare event that a major defect is found in a home, the best solution is often for the buyer to use the contingency clause to retract the offer for the house. Your buyer broker (agent) should be able to assist you in making the decision to choose a reliable home inspector and to decide if the condition of the home is acceptable. If the answer is yes, then it's on to the final step in the home buying process: settlement day.

This information based on an article appearing in the December 17, 1999 edition of The Washington Times

newspaper, written by Michele Lerner