Home Inspectors... the Good, the Bad, the Indifferent
As you can imagine, I’ve attended quite a few home inspections over the years. With all of that experience, I’ve developed a lot of perspective on the subject.
First of all, if you’re not aware of what they are, let me briefly explain. After you write an offer on a home, and the seller has accepted, we build into the contract an inspection period. Usually it’s about a week, 5-7 days is most common. Basically, it’s a kind of “due diligence” period, where you get to review your buying decision and make sure everything is basically what it should be. I recommend to my clients they take this time, if they already haven’t done so, to check out the neighborhood, schools, and costs of ownership like probable future taxes. Just to make sure that they are comfortable with their purchase. The main thing that happens during this period is the home inspection. This is when you hire someone to make an independent mechanical evaluation of the house, to determine that everything has been honestly represented. That way, you should know exactly what you are getting. This is the part of the process that often causes the most tension for both the buyers and the sellers in the whole transaction. Mostly the tension comes from one of two places, either the buyers thinking that this is yet another opportunity to negotiate, or the quality of the home inspector. Very often, it’s a combination of both.
You see, when you hire a home inspector, you are relying solely on his knowledge and integrity. Unlike real estate agents, there is no licensing process, no code of ethics; all you have to do to become a home inspector is get someone to pay you to do a home inspection. Because of this, it’s very hard to determine if the guy you picked is any good.
I’ve seen inspections that last 15 minutes. I’ve seen inspections that last upwards of 3 or 4 hours. I’ve seen inspectors tear apart perfectly good houses by pointing out imaginary problems and scare buyers into walking away from them, just to find another house and call him back for a second inspection (not to mention a second fee). I’ve also seen inspectors overlook glaring defects in houses that could potentially cost the new owner thousands in repairs and headaches.
In my dealings, I’ve met a couple that I know and trust, so I recommend them to my clients because I know, from experience, that they will give them thorough and honest service. That doesn’t mean that all of the rest of them are no good, just that I know that my resources are good.
If you still want to find your own inspector, follow these guidelines when you’re interviewing them:
1.) Ask if he has a professional trade license.
The most knowledgeable home inspector will likely be a guy that is an older, semi-retired tradesman. Licensed electricians, plumbers, builders and general contractors know what went into the construction process of the house you’re considering buying. In fact, depending on the age of the home, they may have been involved in the process of building that one or others like it in the area.
2.) Ask if he is a member of ASHI (the American Society of Home Inspectors) Or NACHI (the National Association of Certified Home Inspectors)
The people in the first group will typically not have joined these groups, it is a fairly new organization that has developed a limited Code of Ethics and has standardized the forms that inspectors use. It’s not a perfect protection, but, at least it’s something.
3.) Ask what the home inspection includes.
In particular, ask how long the inspection usually takes (an average size home in fair condition should be in the 2-3 hour range). Also find out what will be looked at. What you want is a complete, foundation-to-roof inspection that covers all of the mechanical devices in the home. Ask if he’ll be looking in the attic, crawling around the crawl space, and checking things like wiring and plumbing systems.
4.) Most of all… do an attitude check.
Pay attention when you call and ask your questions. If you detect any amount of arrogance or bluster, hang up fast. The home inspector you want should be honest, humble, and patient. You don’t want someone who just wants to blow through as quickly as he can so he can collect his fee.
Follow these guidelines and your home inspection will be informative and interesting. Most of all, you’ll know if you’re making the right decision about your next home purchase.
First of all, if you’re not aware of what they are, let me briefly explain. After you write an offer on a home, and the seller has accepted, we build into the contract an inspection period. Usually it’s about a week, 5-7 days is most common. Basically, it’s a kind of “due diligence” period, where you get to review your buying decision and make sure everything is basically what it should be. I recommend to my clients they take this time, if they already haven’t done so, to check out the neighborhood, schools, and costs of ownership like probable future taxes. Just to make sure that they are comfortable with their purchase. The main thing that happens during this period is the home inspection. This is when you hire someone to make an independent mechanical evaluation of the house, to determine that everything has been honestly represented. That way, you should know exactly what you are getting. This is the part of the process that often causes the most tension for both the buyers and the sellers in the whole transaction. Mostly the tension comes from one of two places, either the buyers thinking that this is yet another opportunity to negotiate, or the quality of the home inspector. Very often, it’s a combination of both.
You see, when you hire a home inspector, you are relying solely on his knowledge and integrity. Unlike real estate agents, there is no licensing process, no code of ethics; all you have to do to become a home inspector is get someone to pay you to do a home inspection. Because of this, it’s very hard to determine if the guy you picked is any good.
I’ve seen inspections that last 15 minutes. I’ve seen inspections that last upwards of 3 or 4 hours. I’ve seen inspectors tear apart perfectly good houses by pointing out imaginary problems and scare buyers into walking away from them, just to find another house and call him back for a second inspection (not to mention a second fee). I’ve also seen inspectors overlook glaring defects in houses that could potentially cost the new owner thousands in repairs and headaches.
In my dealings, I’ve met a couple that I know and trust, so I recommend them to my clients because I know, from experience, that they will give them thorough and honest service. That doesn’t mean that all of the rest of them are no good, just that I know that my resources are good.
If you still want to find your own inspector, follow these guidelines when you’re interviewing them:
1.) Ask if he has a professional trade license.
The most knowledgeable home inspector will likely be a guy that is an older, semi-retired tradesman. Licensed electricians, plumbers, builders and general contractors know what went into the construction process of the house you’re considering buying. In fact, depending on the age of the home, they may have been involved in the process of building that one or others like it in the area.
2.) Ask if he is a member of ASHI (the American Society of Home Inspectors) Or NACHI (the National Association of Certified Home Inspectors)
The people in the first group will typically not have joined these groups, it is a fairly new organization that has developed a limited Code of Ethics and has standardized the forms that inspectors use. It’s not a perfect protection, but, at least it’s something.
3.) Ask what the home inspection includes.
In particular, ask how long the inspection usually takes (an average size home in fair condition should be in the 2-3 hour range). Also find out what will be looked at. What you want is a complete, foundation-to-roof inspection that covers all of the mechanical devices in the home. Ask if he’ll be looking in the attic, crawling around the crawl space, and checking things like wiring and plumbing systems.
4.) Most of all… do an attitude check.
Pay attention when you call and ask your questions. If you detect any amount of arrogance or bluster, hang up fast. The home inspector you want should be honest, humble, and patient. You don’t want someone who just wants to blow through as quickly as he can so he can collect his fee.
Follow these guidelines and your home inspection will be informative and interesting. Most of all, you’ll know if you’re making the right decision about your next home purchase.
posted by Tim Hall | Thursday, September 28, 2006
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