Our 78-year-old aunt recently expressed an interest in purchasing a 25-year-old home for our disabled cousin. Knowing that we had been in the building business for a couple of decades, she asked if we would go through the home with a fine-tooth comb.

Since our Aunt is the receptionist in our office she knows we attach importance to having a home thoroughly inspected prior to purchase. Beyond that, we recommend that homes be periodically inspected to reveal everything from maintenance items to hidden repair work which if left untreated could cause problems and expense.

Our inspection of the house that our aunt was considering revealed that it was in dire need of a new roof, there were crack repairs inside and out, the cooktop needed replacement, tile was missing in a shower, a retaining wall needed to be rebuilt, a new garage door was needed and much of the landscaping was in need of replacement. And that was just for starters. The anticipated cost of repairs: $30,000.

The home actually was in generally good condition. There just was much that had been ignored for years.

Our findings were not designed to discourage her from buying the house. On the contrary, we encouraged her to pursue the purchase. But, we wanted her to go into the transaction with her eyes open, knowing all the costs. In that way, she could ask the seller to make the needed repairs or have him bring down the asking price. In the latter case, she then could have the repairs made herself.

This year more than 4 million families throughout North America will be seeking a home of their own. Unfortunately, there are among them some who will attempt to save the few hundred dollars that it costs to enlist the services of a professional home inspector. These penny-wise, pound-foolish folks will almost certainly have costly surprises.

The risks involved in buying a previously owned home run the gamut from a simple, relatively inexpensive problem such as additional roof insulation, to an expensive septic tank replacement; so, the importance of a comprehensive inspection can't be overestimated. With the average purchase price expected to be more than $100,000, buying a home is likely to be the largest single investment most people will make.

A good home inspection performed by a professional consists of a two-hour-or-more examination of the home's structural, mechanical and electrical elements, from top to bottom, inside and out. What's more, an inspector who's worth his salt will be armed with all the necessary equipment, including an expandable ladder, volt meter, amp probe, moisture meter and even boots and binoculars, when necessary.

If there are major, costly problems in a house, a qualified inspector should uncover them. But just as important, a detailed home inspection provides the consumer with a thorough analysis of the condition of the house what is in good working order, what needs immediate repair and replacement, and what will need attention over the next few years.

Should you be a part of your home inspection? You bet. Most reputable inspectors invite the buyer to accompany them during the inspection procedure. A buyer should feel free to make notes and jot down questions for the inspector. And better inspection firms will provide a well-detailed written report of the findings. The report should offer a statement of the general condition of the property and provide specific information by component such as electrical, mechanical and plumbing.

When shopping for a home inspector, try to avoid a firm that might have conflicting interests, such as those that are in the home-repair business and the like. Check to be sure that the firm carries all the necessary insurance, including professional and general liability insurance and worker's compensation.

Be wary of home inspectors being pushed by anyone involved in the sale of the property. Their interests might conflict with those of the buyer. Also, insist on an inspection contingency clause in the contract of sale spelling out the responsibilities of the buyer and seller should major defects be found by the inspector.

In addition to the economic peace of mind it provides, a home inspection should be a happy, learning experience. For most people, it's the start of a great adventure, and with the right inspector it will be just that.

For a free copy of the inspection contingency clause discussed above, send a stamped self-addressed business size envelope to HouseMaster, Contingency Clause, 421 W. Union Avenue, Bound Brook, NJ 08805.