Very few home buyers are familiar enough with residential construction to even know what areas may be of concern when they move in. This is particularly true of first-time buyers. When they move in, and the problems occur... who is the first person they contact? Their real estate agent.

They want to know why they weren't told this or that. And, they ask, isn't it the agent's responsibility to ensure that there are never any problems with the house, especially those that cost money to repair? Does this sound familiar?

What then, can an agent do to divert some of these after-sale problems, time consuming questions and potential law-suits?

One suggestion is to recommend a home inspection. In doing so, it is wise to disclose accurately what a home inspection will or won't cover. A home inspection is described as "an opinion, based on a visual inspection of the readily accessible features of the building." An inspection does not and should not comment on property values, zoning, code compliance, ownership issues, etc. What a home inspection will do however, is divert some of the onus of supplying correct information, from the agent to the inspection company.

A reputable inspection firm should provide a written report, reflecting the general condition of the mechanical and structural components on the day of the inspection. Provision of the inspection report however, does not relieve the agent from also providing correct information. As the agent representing the vendor, and therefore the home, you are no doubt aware that you are responsible for ensuring your statements and disclosures are accurate.

For instance, let's say you have a home listed as solid masonry construction. The exterior is covered in brick, and has all the appearances of a brick house. The purchaser moves in and starts renovating. Removal of an interior surface exposes that the construction is actually wood framing with a brick veneer. Are you liable for the misrepresentation of the home?

Take some time to consider the twenty questions posed here, which represent some common mistakes where agents can, and often do run into trouble.

1. When do you know that a house has been upgraded to copper piping throughout?

2. How do you determine the material of the main water supply to the house - copper, lead, galvanised steel?

3. How do you determine the size of the electric service? Is it 60, 100, 200 amps?

4. Is aluminium wiring safe?

5. Is knob and tube wiring legal?

6. Are there wood boring insects in your area?

7. Where and how do you look for wood-boring insects?

8. Is UFFI dangerous?

9. How do you know if UFFI was installed, or removed?

10. How long will a roof last?

11. How long will a roof repair last?

12. Are flat roofs OK?

13. When can you be assured there is enough water flow into a well?

14. When do you guarantee that the septic system is working and adequate?

15. When is a basement truly high & dry?

16. What are the causes of basement dampness?

17. What do you look for? (No. 16)

18. How do you tell the age of a house?

19. How far must a wood stove be from combustible materials?

20. How often should a chimney be cleaned?

To quote Ben Franklin, Unless you're sure, I guess you better say, I reckon.