There's a reason that 99% of real estate agents recommend that buyers get a home inspection. Nothing's more detrimental to a sale than termites, asbestos, and cracks in the foundation from neighbor Ozzy's ear-piercing band rehearsals.

But it's not just the realtor's commission on the line. Buyers and sellers can also save a bundle with a well-timed, thorough home inspection.

According to the legal Web site FindLaw (www.findlaw.com), a professional home inspection should be done after the written offer to purchase has been accepted by the seller. Many buyers make their offers contingent on an inspection. A buyer who finds defects can use the home inspection to renegotiate the terms of the deal either by demanding the problem be corrected or by asking that the selling price be reduced.

What's good for the buyer is also good for the seller. Sellers can rely on a written inspection to prevent liability charges in the future. FindLaw offers the following suggestions for housing inspections:

Eyeball the property
Even the untrained eye can spot problems. Before making a formal written offer, look for visible problems like water damage and roaches on a rampage. If problems are obvious, you can save money on a professional inspector and pass on a lemon.

Hire a general contractor
A licensed housing inspector should review the roof, plumbing, electrical and heating systems, and drainage. The two or three hours (and $200 to $500 price tag) is worth the peace of mind.

Shadow the inspector
You can learn a lot about maintenance and preservation by sticking close to the pros during the inspection process. You may even want to videotape the inspection or take pictures along the way.

Bring in the specialists
If your property is historically significant, looks like a former nature preserve, or sits in a flood plane or on a fault line, hire a specialist to check for things like pest damages, hazards from floods, earthquakes or other natural disasters, and even environmental health hazards such as asbestos and lead.

A home inspection will uncover the good, bad, and quirky. Before you hire an inspector, make sure he or she is licensed, insured and experienced. Find out how much it will cost, how long the inspection will last, and exactly what will be inspected and how the written report will be issued. It may also be worth it to go the extra mile and check references.