What to look for in a home inspection in Puerto Rico

What it is and what it costs

A home inspection is a few hours of a professional going through the property and writing up its condition, with photos. Expect a few hundred dollars depending on size.

It is not an appraisal — that is the lender's estimate of value. The inspection tells you what is wrong with the house, which is a different and more useful question for a buyer.

What matters most in this climate

• The roof. Leaks, previous patches, drainage, and the state of any waterproofing. The most expensive thing to be wrong.
• Humidity and mold, particularly in a property that has been empty. Look behind furniture and inside closets.
• Termites and wood damage.
• Cistern and water tank: are they there, do they work, are they clean?
• Electrical panel age and the state of the wiring.
• Plumbing and water pressure.
• Cracks in concrete: hairline cracks are usually cosmetic, but stepped or diagonal cracks near corners deserve attention.

Go with the inspector if you can

A written report tells you what is wrong. Walking through with the inspector tells you how serious each item is, which is the part that actually informs your decision.

Ask two questions on every finding: what does it cost to fix, and what happens if I do not fix it? Some things are urgent, some can wait five years, and the report alone rarely makes that clear.

Using the report

On an as-is sale the seller will not repair anything, so the report is not a repair list — it is a pricing tool and a decision tool.

Add up the estimates, add the total to the purchase price, and compare that against comparable homes in the same town. If the number stops making sense, you have just saved yourself from a bad purchase, and that is the inspection paying for itself.