With thoughts of how you're going to arrange the furniture in your new home, whether you'll make the deadline for registering the kids for their new school and how you'll find a mover on short notice, the home inspection process sometimes takes a back seat. But it shouldn't.

A home inspection is perhaps the most important chapter in the home-buying saga. You've seen the beautiful tile floors, the new carpet and the freshly painted walls, but do you know what lurks in the bowels of the heating system, what lies in the crevices of the roof, and if anything -- other than water -- can be found in the interior plumbing?

You should -- you're about to plop down a huge down payment and commit to a 15- or 30-year mortgage. A home's condition is important to you.

Some 77 percent of all home sales in the United States last year involved a home inspection, according to a study by the American Society of Home Inspectors (ASHI) and the National Association of Realtors.

"It's clear from the study that more people are recognizing the importance of home inspections," said John Ghent, president of ASHI, the largest non-profit professional organization for home inspectors.

By following these pointers, you can maximize your home inspection benefits:

• Know what it includes: Heating and central air conditioning systems, interior plumbing, electrical systems, the roof, attic, visible insulation, walls, ceilings, floors, windows, foundations, and basements are among the key inspection points. Inspections may also include appliances and outdoor plumbing.

• Know what an inspection does not include. Inspections for a typical home require several hours, but they do not concern every dent and scratch. For details, speak with any inspector you are considering.

• If you're selling, get a home inspection before you put your home on the market. This can avoid surprises down the road when potential buyers have the home inspected by their own professional. If major or potential problems are detected, they can be repaired before you try to sell.

• Hire a qualified inspector. Try to get referrals from friends or anyone you know who has had a satisfactory experience with a home inspector. Also, look for affiliations with organizations like the American Association of Home Inspectors (AAHI) or ASHI. Both groups require its members to be certified, meet professional qualifications, and adhere to specific business ethics.

• Be cautious about hiring someone who may have a conflict of interest or may not be impartial. For example, a retired roofing contractor who now does home inspections to make a few extra dollars may find a problem with -- you guessed it -- the roof. This person could take advantage of your need to find someone to make repairs in a hurry, leaving you to wonder if the repairs were needed.

• Include a proper home inspection contingency in your purchase agreement. This is important. If an inspector finds that the home can't survive another rainy season without $20,000 worth of roof repairs, you'll want to have the option of bailing out of the deal, asking the seller to make the repairs, or lopping the appropriate amount off the purchase price.

• Be there for the full inspection. Spending a few hours with the inspector could prevent headaches and save time in the future. As the home inspector examines the various systems and components of the home, ask him or her to explain what problems may be encountered down the road, what signs to look for, what repairs and replacements are likely to cost, and how to prevent big maintenance bills.

• Try to learn how things work and how to maintain systems and equipment during the inspection process. The inspector may also point out little flaws or oddities that don't measure up to being mentioned in the report, but may warrant watching.

• In the case of new construction, consider three inspections: At the time the foundation is first poured, when walls are up but not closed, and at the walk-through before closing. Yes, this is expensive, but in the context of a long-term investment -- and a big investment -- such as a home, the cost is easy to justify.

Once the inspection is complete, the inspector will write a report. If major problems are found, then you have the knowledge to better guide your negotiations. And, if your new home receives stellar findings, then you'll have the peace of mind that will be a welcome relief once you're settled into your new home -- priceless!

Michele Dawson is a free-lance writer who specializes in housing and real estate trends. She is based in Sacramento, California.

Published: August 28, 2001

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